Affordable Multifamily Housing Management Case Studies 2000–2003 BBEST PRACTICESe REVIEW sNATIONAL AFFORDABLET HOUSING MANAGEMENT ASSOCIATION PRESIDENT Wayne Fox, HCCP, NAHP-e [email protected] EXECUTIVE DIRECTOR Kris Cook, CAE [email protected] DEPUTY DIRECTOR Daria S. Jakubowski [email protected] DIRECTOR,GOVERNMENT AFFAIRS Michelle L. Kitchen [email protected] PROGRAM MANAGER Jessica Allen [email protected] BOOKKEEPER Rajni Agarwal [email protected] EDITOR Catherine A. Smith Community-Based Communications, L.L.C. [email protected] DESIGN Mary Prestera Butler [email protected] NAHMA OFFICERS AND BOARD OF DIRECTORS PRESIDENT Wayne Fox, HCCP, NAHP-e PRESIDENT ELECT NATIONAL AFFORDABLE HOUSING MANAGEMENT Jim McGrath, HCCP, NAHP-e ASSOCIATION VICE PRESIDENTS Michelle Norris, NAHP-e Randy Lenhoff, NAHP-e NAHMA is the leading advocate for multifamily property owners SECRETARY Mike Goodwin, NAHP-e and managers whose mission is to provide quality affordable TREASURER housing. NAHMA holds a unique position in the industry as the Dan Murray PAST PRESIDENT advocate for professional standards. It supports legislative and Phil Carroll, HCCP, NAHP-e regulatory policy that promotes the development and preserva- DIRECTORS Betty Jo Bailey, CPM, HCCP, NAHP-e tion of affordable housing, is a vital resource for technical educa- Larry Barrett, CPM, NAHP-e tion and information, fosters strategic relations between govern- Don Beebout, NAHP-e Valerie Calloway, NAHP-e ment and industry and recognizes those who exemplify the best Harris Davis, NAHP-e in affordable housing. Founded in 1990, NAHMA’s membership Carole Glodney, NAHP-e Travis Henderson, HCCP, NAHP-e today includes some of the industry’s most distinguished multi- Patty Ownby, NAHP-e Scott Reithel, CPM, NAHP-e family owners and management companies. Karen Steinbaum, NAHP-e Tony Tanksley, NAHP-e Bill Wollinger, HCCP, NAHP-e © 2004 National Affordable Housing Management Association Affordable Multifamily Housing Management Case Studies, 2000–2003 BEST PRACTICE 1: Create a Physical Environment PAGE 4 That Supports a Sense of Community Within the Housing Development BEST PRACTICE 2: Create a Physical Environment PAGE 7 That Integrates the Housing Development With the Surrounding Community PRACTICES REVIEW BEST PRACTICE 3: Provide Resident Services That PAGE 9 T Foster a Sense of Community BEST PRACTICE 4: Integrate the Housing PAGE 15 BES Development With the Surrounding Community Through Partnerships With Other Organizations and Agencies BEST PRACTICE 5: Develop Effective Relationships PAGE 17 With the Local Police Department BEST PRACTICE 6: Transform Public Housing PAGE 21 Projects With High Concentrations of Poverty Into Mixed-Income Communities Through Design Changes and Supportive Programming BEST PRACTICE 7: Make Capital Investments That PAGE 23 Lead to Long-term Results Acacia Lumbarton Manor’s Residents at Berkshire Community Center Place Apartments National Affordable Housing Management Association INTRODUCTION VERY YEAR, NAHMA PRESENTS AWARDS FOR THE most outstanding examples of multifamily housing management through its National Communities of Quality (COQ) competi- tion. Nominations are submitted by each of the 20 state and regional AHMAs nationwide, which hold the first round of the competition. Entrants are judged on the physical and financial condition of the properties; the quality of life they offer to resi- dents; the level of resident involvement in planning and problem solving; and the nature of collaborations with other organiza- tions and agencies that contribute to the betterment of the lives of residents and the communities at large. Awards are given in three categories: T Outstanding Turnaround of a Troubled Property eT Exemplary Development for the Elderly or Disabled T Exemplary Family Development Winners in each of these categories consistently demonstrate new, thoughtful and insightful ways of accomplishing the dif- ficult work of creating highly functioning communities for res- idents of modest means. This led NAHMA’s Board of Direc- tors and staff to ask, why not share this wealth of knowledge with the larger affordable housing community? Thus was the genesis of this publication, Best Practices Review: Affordable Multifamily Housing Management Case Studies. Submissions of COQ winners from 2000 to 2003 were reviewed to see what strategies were employed at these outstanding sites that could be replicated by others. NAHMA would like to thank the property management companies, on-site staff and AHMAs listed at right for the excellent COQ submissions that resulted in Be what we hope is a useful and informative publication. For more information on NAHMA’s National Communities of Quality awards competition, please see www.nahma.org. Kris Cook, CAE T Executive Director s2 Affordable Multifamily Housing Management Case Studies 2003: 2001: Corcoran Management Company, Inc., Braintree, Mass. Konover Residential Corporation, Windham, Conn. Pelham Apartments, Framingham, Mass. Windham Heights I & II, Windham, Conn. New England Affordable Housing Management New England Affordable Housing Management Association (NEAHMA) Association (NEAHMA) First Cumberland Properties, Inc., Brentwood, Tenn. Lane Company, Atlanta, Ga. Berkshire Place Apartments, Nashville, Tenn. Villages of East Lake I & II, Atlanta, Ga. Southeastern Affordable Housing Management Southeastern Affordable Housing Management Association (SAHMA) Association (SAHMA) Jewish Community Housing for the Elderly, Inc., Beacon Residential Management, Richmond, Va. Braintree, Mass. Dominion Place, Richmond, Va. Ulin House, Leventhal House and Genesis House, Virginia Affordable Housing Management Association Brighton, Mass. (VAHMA) New England Affordable Housing Management Association (NEAHMA) 2000: PRD Management, Inc., Merchantville, N.J. First Realty Management Corporation, Boston, Mass. Acacia Lumberton Manor, Lumberton, N.J. Brandywyne Village, East Boston, Mass. New Jersey Affordable Housing Management New England Affordable Housing Management Association (JAHMA) Association (NEAHMA) 2002: Elderly Housing Development & Operations Corporation, Ft. Lauderdale, Fla. Community Housing Network, Columbus, Ohio Mayfield Manor, Canton, Ohio Ashton Road Apartments, Columbus, Ohio Midwest Affordable Housing Management Midwest Affordable Housing Management Association (MAHMA) Association (MAHMA) Winn/Peabody/Cruz Management Company, Quincy, First Realty Management Corp., Boston, Mass. Mass. Battles Farm Village, Brockton, Mass. Mission Main, Boston, Mass. New England Affordable Housing Management New England Affordable Housing Management Association (NEAHMA) Association (NEAHMA) G&K Management Co., Inc., Culver City, Calif. Villa San Dimas Apartments, San Dimas, Calif. AHMA Pacific Southwest Interstate Realty Management, Marlton, N.J. Park Plaza Apartments, Little Egg Harbor, N.J. New Jersey Affordable Housing Management Association (JAHMA) NAHMA BEST PRACTICES REVIEW 3 BEST PRACTICE 1 Create a Physical Environment That Supports a Sense of Community Within the Housing Development LEFT: Children who reside in ne of the key features of successful housing develop- Pelham Apartments enjoy the recreation center. ments is a sense of community among its residents. CENTER: As part of the after- The physical environment of the development, school program at Battles including building design and landscaping, can foster Farm Village, kids spend O three afternoons a week in this community feeling. Throughout the country, housing com- the Computer Learning plexes have utilized design techniques including freestanding Center with instructor Glenn Camilien. community centers, recreation areas, walking paths, gazebos and RIGHT: Battles Farm patios, and specially designed and equipped common areas with- Community Center. in buildings to create a sense of fellowship among residents. Here are some examples of how these were implemented and the effect they had. Community and Computer Centers When Battles Farm Village (Brockton, Mass.) undertook a $2.5 million capital improvement plan in 1995, a new freestanding Community Center was its centerpiece. In addition to the man- agement and leasing offices, the Community Center building fea- 4 Affordable Multifamily Housing Management Case Studies tures a large meeting and social facility; separate activity rooms “It’s amazing. These for children, teens and elders; mentoring/homework rooms; a Computer Learning Center; and a central laundry facility. kids want to do something different The Community Center, opened in 1998, has allowed the busi- ness, educational and social functions of the community to besides hanging come together under one roof. It has been the catalyst to strengthening the bonds between the staff, residents and the around. The perception surrounding community. of the Heights has As they develop new community buildings, many management companies are taking advantage of HUD’s Neighborhood Net- changed.” works Program to set up computer centers for residents. The Pelham Apartments (Framing- Lourdes Montalvo, a member of the Windham ham, Mass.) Computer Center Board of Selectman began as an offshoot of its Recreation Center and then, in 1996, it was approved for par- ticipation in the Neighborhood Networks Program. This enabled a former storage area to be refurbished and supplied with computers, printers, software and related materials. Two volunteer interns staffed the project for the first year. Since then, the center has expanded into an adjacent