My New Blog Address

November 24, 2015

Hello Everyone,

I have launched a new website which also means my blog has a new address.  My website address is www.lizbramletconsulting.com.  It is my primary business address through which you can find information on the consulting services we provide and the housing programs in which we focus our work.  You can now access both my Blog and Training Center through this same site.

  • You can find my Blog by clicking on Blog.

Please continue to send me your questions.  I love meeting new people.

Sincerely,

Liz

The Myth of the Powerless Gentrifier

November 16, 2015

thegrassrootscity

The debates around gentrification are often painfully academic exercises splitting hairs about who is at fault, the larger neo-liberal structures at work, who likes it, who benefits, etc, etc, etc.

But what we don’t often talk about is: what do you do about it? If you support the idea that gentrification (or, more specifically displacement) is a big problem or unfortunate side effect (depending on your perspective) of capitalism, you almost entirely lose the ability to act. One has to either accept the displacement in your community, or your community gets no investment. This black and white perspective is not only false – but also problematic because that can result in a critical lack of action and disempowerment for new an long term residents of changing neighborhoods.

Believe it or not, gentrification is a discussion point among residents at all income levels in Washington, DC. I’ve talked about it with…

View original post 829 more words

HUD Issues New RAD Resources

September 16, 2015

HUD has issued some new resources for all of us interested in staying current on their progress implementing the RAD program.

  • RAD Chap Awards and Reservations. HUD issued an updated list of all unit reservations. This document lists all reservations made under the 1st Component, through September 15, 2015. It includes CHAP awards, multi-phase reservations, portfolio reservations, and closed transactions. It is interesting to review the PHAs nation-wide that are participating in RAD, and how many are electing to convert to PBV versus PBRA.
  • RAD Newsletter Highlighting DeKalb County, GA.  HUD issued a new RAD Newsletter with a long article on DeKalb County, GA’s efforts to convert their entire public housing portfolio to long-term Section 8 through RAD.  The piece focuses on the demolition of their largest project, their plans for the new site, and how residents were engaged and protected in the process.
Read about all of our training available ON DEMAND.

You can review our fall training calendar at CALENDAR.

You can download our current Course Catalog.

Please share this information with anyone who wants to stay current on the affordable housing industry.

Email Daisy Snow to register for our free list service.

Learning Your LIHTC Compliance Basics

September 8, 2015

Everyone involved in the management of an LIHTC projects needs to understand the fundamentals of compliance.  During our 4-hour webinar, Basic Compliance at at 100% LIHTC Project we review:

  • The importance of understanding your place in service date:
  • Understanding your project’s minimum set aside;
  • How to know which year’s income limits apply to your project;
  • How to select the correct income limit by household;
  • How to calculate an applicant’s gross annual income;
  • How to document gross annual income and other household characteristics;
  • The vacant unit and transfer rules;
  • Etc…

Basic Compliance at at 100% LIHTC Project is scheduled for Tuesday, September 15, 2015 at 1:00 PM, Eastern Time.

Register 2 or more people, at the same time, and receive a $35 per person discount.

Basic Compliance at a 100% LIHTC Project is a basic level webinar designed for owners and managers new to the LIHTC program. It also serves as a review for anyone who needs to refresh their knowledge on the fundamentals of LIHTC Compliance.

You can review the entire course agenda at BASICS.

You can review our entire training calendar at CALENDAR.

Read about all of our training available ON DEMAND.

You can download our current Course Catalog.

Please share this information with anyone who wants to stay current on the affordable housing industry.

Email Daisy Snow to register for our free list service.

Fall 2015 Webinar Calendar

September 3, 2015

Basic Compliance at a 100% LIHTC Project

Basic Compliance at at 100% LIHTC Project is scheduled for Tuesday, September 15, 2015 at 1:00 PM Eastern Time.

Cost is $285 per person or $250 per person when you register 2 or more people at the same time.

One of the first things to know about all LIHTC projects is that the first year of its credit period is critical.  Because year one is so important, this webinar begins by teaching what an owner or manager must understand to lease-up their 100% LIHTC project. Part two teaches the eligibility factors an owner must apply to determine that a household qualifies for the LIHTC program.  It includes a discussion of how to calculate and document an applicant’s gross annual income.  Part Three addresses the rules an owner must apply to maintain compliance at 100% LIHTC projects through the 15 year compliance period.

Basic Compliance at a 100% LIHTC Project is a basic level webinar designed for owners and managers new to the LIHTC program. It also serves as a review for anyone who needs to refresh their knowledge on the fundamentals of LIHTC Compliance.

                        Understanding Your Partnership Agreement

Understanding Your Partnership Agreement is scheduled for Tuesday, September 29, 2015 at 1:00 PM Eastern Time.

Cost is $235 per person or $210 per person when you register 2 or more people at the same time.

This 3 hour interactive discussion, (including a 15-minute break), addresses the terms found in a typical partnership agreement.  It helps you understand how to plan and operate your project so that you maxmize the value of your project’s credit allocation and attract the largest equity contribution possible from your investor.

Understanding Your Partnership Agreement is an intermediate to advanced level class on the LIHTC program.  It is assumed that someone registering for this class has a strong understanding of the LIHTC program.

Insights from the Audit Technique Guide

Insights from the Audit Technique Guide is scheduled for Tuesday, October 6, 2015 at 1:00 PM Eastern Time.

Cost is $235 per person, or $210 per person when you register 2 or more people at the same time.

During this three hour webinar, we will discuss the insights we can draw from the latest version of the Audit Technique Guide.  You don’t need to be an IRS auditor to study the guide to gain a better understanding of how to plan and operate a successful LIHTC project.

Insights from the Audit Technique Guide is a medium level class. We assume the participants have a working knowledge of the LIHTC program.

Converting to PBRA from RAP or Rent Supplement Plus LIHTC

RAD 2 – Converting to  PBRA from RAP or Rent Supplement Plus LIHTC is scheduled for Tuesday, October 20, 2015 at 1:00 PM Eastern time.
Cost is $235 per person or $210 per person when you register 2 or more people at the same time.

Under the June 2015 RAD Notice, for the first time, owners with RAP and Rent Supplement units can convert to project-based Section 8 contracts (PBRA).  This is good news because under earlier notices, RAP and Rent Supp owners’ only option was to convert to a project-based voucher (PBV).  Converting to PBRA allows them to remain under the doman of HUD’s Office of Housing meaning much of their operation will remain the same.  But everything will not be exactly the same. HUD’s financial management and occupancy policies for PBRA vary from those for RAP and Rent Supplement.  And an owner will confront additional conflicts when they secure a PBRA contract under RAD’s second component.  Add to the picture the application of low income housing tax credits and resident protection and relocation issues, and there is much to talk about.  During our 3-hour webinar, we will address all these issues after we first discuss how a RAP or Rent Supp owner qualifies their project for a RAD conversion.

RAD 2 – Converting to  PBRA from RAP or Rent Supplement Plus LIHTC is an advanced level course.  We assume that the participants have a strong understand of HUD’s multifamily policies and IRS’ LIHTC requirements.

You can review our entire training calendar at CALENDAR.

Read about all of our training available ON DEMAND.

You can download our current Course Catalog.

Please forward this information to anyone who wants to stay current on the affordable housing industry.

Email Daisy Snow to register for our free list service.

Back to School LIHTC Basics Fall 2015

August 28, 2015

Basic Compliance at at 100% LIHTC Project is scheduled for Tuesday, September 15, 2015 at 1:00 PM – 5:00 PM, Eastern Time.

One of the first things to know about all LIHTC projects is that the first year of its credit period is critical.  Because year one is so important, this webinar begins by teaching what an owner or manager must understand to lease-up their 100% LIHTC project. Part two teaches the eligibility factors an owner must apply to determine that a household qualifies for the LIHTC program.  It includes a discussion of how to calculate and document an applicant’s gross annual income.  Part Three addresses the rules an owner must apply to maintain compliance at 100% LIHTC projects through the 15 year compliance period.

Basic Compliance at a 100% LIHTC Project is a basic level webinar designed for owners and managers new to the LIHTC program. It also serves as a review for anyone who needs to refresh their knowledge on the fundamentals of LIHTC Compliance.

You can review the entire course agenda at BASICS.

You can review our entire training calendar at CALENDAR.

Read about all of our training available ON DEMAND.

You can download our current Course Catalog.

Please share this information who wants to stay current on the affordable housing industry.

Email Daisy Snow to register for our free list service.

HUD Issues Additional RAD Resources

August 26, 2015

Over the past week, HUD has shared some additional resources for owners planning to convert their units to project-based Section 8 through the RAD program.  HUD Issued:

  • The August edition of their RAD Newsletter.  They discuss their progress in implementing the program.  They also share information on two RAD success stories:  One in Tennessee and another in California.
  • New RAD Financing Plan Guides. HUD has developed very detailed guides for projects involving LIHTC without FHA-insured financing; projects involving FHA insurance with or without LIHTC; and projects with no debt or conventional financing.  They provide instruction for everything from how to upload your financial plan to what exactly you need to submit to document the various components of your plan.
  • Mod Rehab Initial Submission Template.  HUD has provided a new template for owners who plan to convert their Mod Rehab projects under RAD’s 2nd component.  Remember that under the revised RAD notice, this is the only option available to owners of Mod Rehab projects.
Read about all of our training available ON DEMAND.

You can review our fall training calendar at CALENDAR.

You can download our current Course Catalog.

Please share this information with anyone who wants to stay current on the affordable housing industry.

Email Daisy Snow to register for our free list service.

Recent Additions to Our Training On-Demand

August 26, 2015

In recent weeks we have held the following live webinars that are now available On-Demand.

Managing a Mixed Income LIHTC Project – It is much more complicated to plan and to operate a mixed-income LIHTC project than it is a 100 percent low income community. Through this interactive webinar, learn how to plan and to lease-up a mixed income project, and how to manage it through its compliance period so it produces its maximum possible tax credit. Learn how to locate your low income units, how to fix those low income units if that is your plan, and how to make the correct leasing and occupancy decisions so that your mixed income community meets your investors’ goals, and become an expert in operating the most complicated LIHTC projects in the process.

The Uniform Relocation Act and LIHTC Plus RAD – An owner is not required to follow the requirements of the Uniform Relocation Act (URA) of 1970 simply by using the LIHTC program to finance affordable housing.  But there are few LIHTC projects being rehabilitated in the 21st century with financial structures that do not include some sort of federal funding that triggers the provisions of the URA.  Unique in the marketplace, The Uniform Relocation Act and LIHTC Plus RAD addresses the need to apply the URA from the perspective of the LIHTC developer and property manager.  Learn the importance of integrating the requirements of the URA into your overall development plan, including your timing for placing your buildings into service, and certifying any existing residents in order to meet your investor’s credit delivery schedule. We have added a section to this class where we address the supplemental protections HUD has announced for residents of projects going through RAD conversions.

Strategies for Accelerating Credit Delivery – The key to successfully developing and managing an LIHTC project is in knowing how to get the maximum value out of its credit allocation.  Unique in the marketplace, Strategies for Accelerating LIHTC Delivery provides guidance for developers, syndicators, asset managers and  property managers on how to plan and operate an LIHTC project so that it produces credits as soon as possible and maximizes the equity contributions it can attract.  Learn how to coordinate your plans for resident relocation, for completing your tenant income certifications, and for placing each building in service with your construction schedule so that you can deliver credits to your investors earlier rather than later.  And learn how your credit agency’s process for issuing the 8609 forms for your development will impact your ability to deliver credits on time.

Read about all of our training available ON DEMAND.

You can review our fall training calendar at CALENDAR.

You can download our current Course Catalog.

Please share this information with anyone who wants to stay current on the affordable housing industry.

Email Daisy Snow to register for our free list service.

HUD Issues RAD Waiver for Baltimore City Housing

August 24, 2015

HUD has announced a waiver they have approved for the Housing Authority of Baltimore City (HABC) under the RAD program.  HABC is operating its public housing portfolio under a consent decree from a fair housing case, Bailey v. Housing Authority of Baltimore City.   After converting their public housing units to PBRA, they would ordinarily need to apply the regulations for Section 8 New Construction. HABC  requested and received a waiver permitting them to continue to charge a security deposit and a minimum rent as allowed by the Bailey consent decree.

You can download the notice in the Federal Register at Baltimore Waiver.

You can review our fall training calendar at CALENDAR.

Read about all of our training available ON DEMAND.

You can download our current Course Catalog.

Please share this information with anyone who wants to stay current on the affordable housing industry.

Email Daisy Snow to register for our free list service.

Updated HOME and Housing Trust Fund FAQs

August 15, 2015

HUD has issued updated FAQs for the HOME and Housing Trust Fund programs.  For HOME, HUD has given PJs 3 options for how they set the passbook rate for owners when they calculate the imputed income from a household’s assets.  For the Housing Trust Fund, they address the implications of a state initiating their planing and community participation activities before HUD announces the program’s formula allocations.

You can download the new FAQs at HOME and Housing Trust Fund.

There is still time to register for tomorrow’s webinar, Strategies for Accelerating Credit Delivery.

You can review our entire training calendar at CALENDAR.

Read about all of our training available ON DEMAND.

You can download our current Course Catalog.

Email Daisy Snow to register for our free list service.


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