Date post: | 29-Mar-2015 |
Category: |
Documents |
Upload: | cristian-horten |
View: | 216 times |
Download: | 3 times |
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Comparable Housing – Best Practices
High Volume, Low Income
Mark Kendell, SR/WA, R/W-RACRelocation Project Manager, H.C. Peck & Assoc.
IRWA International Education ConferenceAtlanta, GA
June 14, 2011
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Project:
A 12.1-mile light rail transit corridor in the Denver Metro Area
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Planned...
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company Existing:
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Muhr Apartments
.
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service CompanyFacts:
• 96 families to move
• Persons not lawfully present
• Ongoing evictions (through the Courts)
• Moderate to high crime area
• Spanish speaking population
• Most available Comps exceed comparability standards
• 50% Low (and no) income = FINANCIAL MEANS!
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service CompanyComparable Housing:
Uniform Act Regulations – 49 CFR, Part 24.2(a)(6)
• DS&S
• Functionally equivalent
• Adequate in size
• No adverse environmental conditions
• Location not less desirable
• Site typical in size
• Currently available
• Reflect similar government assistance
• Within financial means
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company“Financial Means” means:
42 months rental differential based on “Base monthly rental” 24.402(b)(2)
which is lesser of:
Rent to Rent
Or
Thirty (30) percent gross household income (if classified as ‘‘low income’’
by HUD Section 8 tables)
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service CompanyChallenges:
• 1, 2 and 3 Bedroom Apartments
• Rent to Rent Base: $425 - $650/month
• Low income Base (FINANCIAL MEANS) : $150 - $1,000/month
• Range of Comps: $375 - $1,000/month
• How are large swings in RHPs avoided?
• Can we avoid leaving low income tenants with enormous monthly differentials that they must pay after supplement expires?
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service CompanyExample 1:
• Same subject unit
• Both comps suitable, available and meet the displacee’s needs
• RHP spread over $20,000 – not equitable
• After 42 months, monthly differential is a greater burden on low income family
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service CompanyHow do we make it work?
Key:
Look at cost effectiveness!
(but I thought we weren’t supposed to pick comparables based on price...)
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Authority:
• Replacement housing of last resort 24.404(a)(2)(iii) –
• Replacement housing of last resort 24.404(c) -
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service CompanySolution:
FAVE 5 MEETINGS
• Held every week at Relo Office
• Each Agent brings at least 5 available comps
and 5 displacee files needing determinations
• Take turns matching Relocatees and Comps
• Lowest base to most cost-effective comp
• Agent doesn’t automatically get to match his or her comp with his or her displacee
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Comp lists developed
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Sample:
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Sample:
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service CompanyExample 2:
• Same subject unit
• Both comps suitable, available and meet the displacee’s needs
• RHP spread more equitable
• After 42 months, monthly differential less of a burden on low income family•
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Conclusion:
No RHP’s can computed using “tables”:• Each displacee must be offered at least one “real” available comparable dwelling that meets
their needs;
This approach may not work if:• The subject dwellings are not substandard• Comps available are not basically
“interchangeable” ;
Remember the “purpose” @ 49 CFR 24.1:(a) Fair and equitable treatment(b) No disproportionate injuries(c) Implemented in a cost effective manner
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Questions andComments
???
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
H.C. Peck & Associates, Inc.A National Land Service Company
Thank you!