July 2015

President's Message

Have you planned or taken your summer vacation yet?  I am planning on taking my vacation while I visit Texas this summer for the NAHRO Summer Conference.  I look forward to seeing many of you there.  Feel free to join me while I visit Franklin Barbecue to learn about Texas barbecue.


Next year, NAHRO's Summer Conference will be held in the Pacific Northwest.  As you consider the value that your agency receives from attending conferences and trainings, we urge you to plan for PNRC's Conference that will be held in May, 2016.


The conference planning committee is seeking volunteers for next year's conference.  If you are interested, please let Sunny or Kristen know.  The Executive Board has already approved the venue of the DoubleTree at SeaTac, beginning on May 22nd.  In addition, the committee will be looking at expanding on the success of this year's conference, such as the move-to-work sessions.


Thank you for reading and I look forward to your feedback,

Lowel Krueger, President

Regional News
2016 Annual Conference Date Selected
Mark your Calendars!
The 2016 PNRC Annual Conference will be held  May 22-24, 2016 at the  DoubleTree Seattle Airport with Post Conference Seminars  on M ay 25th and 26th.  

The Conference Planning Committee will put together another great conference with a variety of tracks including the popular Move to Work and Maintenance tracks.  If you have suggestions on tracks, workshops or post conference seminars, please contact Kristen Damazio at  Also, if you are interested in serving on the Conference Planning Committee, please contact incoming PNRC President, Sunny Shaw at

Opens New Re sidential Building
Opening Remarks by Andrew Lofton, SHA Executive Director

Kebero Court, the first new residential building opened as part of Seattle Housing Authority's Yesler Terrace redevelopment of 30 acres near downtown Seattle, has started accepting residents. People who were temporarily relocated due to demolition of aging housing at Yesler Terrace and residents who want to move from buildings at Yesler Terrace slated for future replacement have priority for apartments at Kebero Court. SHA is also accepting applications from income-eligible individuals and families who will be new to the Yesler Terrace community.


Ribbon Cutting

Yesler Terrace was the city's first public housing, built 75 years ago by the newly established Seattle Housing Authority. The redevelopment of Yesler Terrace began in 2013 after SHA, Yesler residents, a Citizens Review Committee, surrounding neighbors, city officials, nonprofit service partners and citizens at large shaped a plan forreplacing Yesler Terrace's aging housing with a vibrant new community for Yesler residents and adding a significant amount of new housing for people across a spectrum of income levels. When completed, Yesler Terrace will have up to 5,000 apartments, a 1.8-acre central park, three pocket parks, a half-mile "Green Street" loop, a new landscaped stair and ramp connection to the Chinatown International District and Little Saigon, community gardening area

s, retail businesses and office space. The community will continue to offer low-income residents a wide range of services to help them with increased education, health and employment opportunities.

Drumming Dance


Kebero Court, located at 1105 E Fir Street, was named for a style of drum important to cultural traditions in East Africa, reflecting the heritage of many who will call Kebero Court home or who live and work in the surrounding neighborhood. It has a total of 103 apartment and townhome units, a community room, and central courtyard and playground. There are accessible units for people with disabilities as well as "Breathe Easy" apartments, designed with special ventilation and surfaces to reduce incidences of asthma and other respiratory problems. The building features energy efficient appliances and lighting, and a green roof system.


The next residential building  that will open at Yesler Terrace is under construction at 820 Yesler Way. Called Raven Terrace, it will have 83 apartments for low-income residents. It is expected to be completed by the end of 2015.



Earns High Marks from HUD

The King County Housing Authority (KCHA) has received a score of 97.5 out of a possible 100 points in an evaluation of the physical condition of its public housing portfolio by the Department of Housing and Urban Development. KCHA's score places its portfolio among the best maintained public housing in the country. The average individual property Real Estate Assessment Center score nationally in 2014 was 82.6 points.


With the recent score, KCHA maintains its overall "high performer" designation, HUD's top performance rating for housing authorities.  HUD has named KCHA a high-performing agency every year since it began evaluating public housing authorities in 1992.


The housing authority owns and operates about 2,125 public housing units in King County. It owns or manages an additional 6,800 units of affordable housing and provides more than 11,600 households with rental assistance to enable them to rent housing from private landlords.



12th Annual  Resident Appreciation Day

Nampa  Housing Authority (NHA) held its 12th annual Resident Appreciation Day (RAD) on Friday June 26th.  This celebration is an acknowledgement of the families NHA serves.  A BBQ was held in conjunction with this event, where staff and volunteers cooked up and served over 450 hamburgers and hot dogs.  

This year was an especially big deal, as NHA celebrates its 75th year of providing affordable housing to families within the city of Nampa.  Andy Rodriguez, Executive Director said, "The mission of NHA for the past 75 years has been to provide our families with a platform to help them rise to a level, economically, where they no longer need our services."  This mission has been true in the past, and will remain so in the future, as NHA seeks out other methods of development of affordable housing units. 

In addition to this celebration, 22 bikes were given away to participating kids who wrote an essay detailing why they wanted a bike, and the benefit it would have to them.  The giveaway was the brainchild of 17-year-old OG's BAD student Marco Hernandez, who was required to plan and execute a service project to complete his juvenile drug court program.

Initially, only 5 bikes were going to be given by a local non-profit Original Gangster's Basic Academy of Development, however after reading the essays, OG's BAD program director Gustavo Sanchez said all 22 essays were so well written, he couldn't bring himself to say no to any of them.  So they found more bikes. "We were just blown away by the kids - and what they wrote and the time that they took - that we said, 'Man, I can't choose. We're just going to have to get them all one,'" Sanchez said.


One young man who Mr. Rodriguez spoke to shared with him how excited he was to have a bike, as he had never had one before, because his Mom couldn't afford one.  In the past he had to borrow friends' bikes, but now he had one that was his very own. 


With face painting, jumper houses, fire truck tours, McGruff the crime dog, and many raffle items, this year's event was a great success.  


Opens First Street Apartments 
and  Breaks Ground on 
Lincoln Place Apartments


Vancouver Housing Authority (VHA) opened its most rec ent tax credit project in east Vancouver in May 2015.

First Street Ap ar tments is a 152-unit mixed-in come property with 75% of the u nits at 60% of AMI and 25% of the units at market rate. There are 12 studios, 42 one-BR, 72 two-BR and 26 three-BR units. The project is 65% pre-leased after just one month. We received State Housing Trust  funds and City of Vancouver and Clark County NSP funds to help with financing. The project is close to jobs and other amenities

VHA also broke ground on
Lincoln Place Apartments
in June 2015, a 30-unit Housing First project near downtown Vancouver, to address housing for the chronically homeless. We received 9% tax credits from the State and CDBG/HOME assistance from the City of Vancouver and Clark County. The project will have 24-hour coverage and have office space on the first floor for service providers to assist residents with their substance abuse and mental health issues. We thank housing authorities in Portland and Seattle for their guidance in creating a project that is critically needed in our community. 


National News

OMB Clears Flat Rent Guidance;
ACTION Campaign Puts out LIHTC Sign-on Letter

OMB Clears Flat Rent Guidance


On June 23, the White House Office of Management and Budget (OMB) cleared the long-awaited guidance on flat rents in public housing.  Although no publication date has been announced, NAHRO believes that the Interim Final Rule will be published in the Federal Register in the very near future.  The new regulations are necessary to implement the changes to the flat rent requirements that were enacted as part of the Consolidated Appropriations Act of 2015.  NAHRO and its members advocated vociferously for these changes, which amended the one-size-fits all approach requiring that all flat rents be set no lower than 90 percent of the Fair Market Rent (FMR) that had been implemented through the FY 2014 appropriations process.   


The FY 2015 provision gives the HUD Secretary significant discretionary authority to base flat rents on a more appropriate standard than the regional fair market rent.  In addition to allowing the Secretary to use FMRs based on smaller areas of geography, the law also allowed the Secretary to provide individual PHAs with an exception based on market data.  This policy shift recognizes the importance of preserving the flat rent as a tool for PHAs to maintain the stability of their properties, provide incentives for their residents to increase their incomes, and to deconcentrate poverty in their communities. 


Unfortunately, the language included in the FY 2015 Appropriations Act did not authorize HUD to side-step the traditional rulemaking process.  As a result, the Office of the General Counsel barred HUD from implementing these changes through a notice as the Department had originally planned.  Rulemaking is a lengthier process, in part because all rules must be circulated within the Department and then approved by OMB before they can be published.  NAHRO is encouraged by the news that this final hurdle has been cleared, allowing for the imminent publication of the Interim Rule. 


NAHRO will continue to update members when the Interim Rule is published.  In addition, stay tuned for an announcement of an e-Briefing to provide members with an in-depth understanding of the new requirements as well as technical advice on how to implement these changes.


Support the LIHTC - Sign on to ACTION Letter


The ACTION Campaign ("A Call To Invest in Our Neighborhoods") is  calling on Congress to protect, strengthen and expand the Low-Income Housing Tax Credit (Housing Credit) program and to preserve Tax-Exempt Multifamily Housing Bonds (Housing Bonds) as it
considers tax reform and tax extenders legislation.  NAHRO is a member of the ACTION Campaign's Steering Committee.



ACTION is urging Congress to act quickly to approve a minimum 9 percent Housing Credit rate for new construction and substantial rehabilitation, as well as a minimum 4 percent rate for the acquisition of affordable housing. The tax extenders legislation that passed at the end of 2014 only included the minimum 9 percent credit rate, but not the corresponding 4 percent minimum for acquisition. Because it passed so late in the year and only provided the extension of the 9 percent minimum retroactively for 2014, it had virtually no practical benefit for Housing Credit properties.  ACTION is also asking Congress to protect all components of the Housing Credit program, preserve Housing Bonds, increase Housing Credit resources to help meet our nation's vast and growing affordable housing needs, provide a minimum 4 percent credit rate for Housing Bond-financed properties, and promote income mixing in Housing Credit properties in any tax reform legislation.


Review the letter  here and sign on to it  here.



full list of ACTION Campaign members will be included in the letter.  If you are already a current ACTION Campaign member, you do not need to sign on. NAHRO encourages members to share the letter with your networks to show broad support for the Housing Credit and Housing Bonds. 


The deadline for signing on to the letter is Thursday, July 2. 
Job Openings
Professional Development

New Trainings Added to the Calendar!


NAHRO has recently added a number of new live and online training opportunities to their schedule.          

The updated lineup can be found below, and, as always, you can also access the calendar through their website




Upcoming Live Seminars and e-Learning Sessions


Be sure to check our Training Calendar regularly for an up-to-date schedule of NAHRO Professional Development offerings.  


Preparing for Lease Termination, Hearing and Trial e-Learning

July 15 - Online - NAHRO Faculty, Clif Martin


Housing Choice Voucher Occupancy, Eligibility, Income, and Rent Calculation Seminar

July 27-31 - Huntsville, AL - NAHRO Faculty, Dennis Morgan

August 10-14 - Glen Burnie, MD - NAHRO Faculty, Marsha Parham


Commissioners' Fundamentals (in conjunction with the 2015 NAHRO Summer Conference)

July 30-31 - Austin, TX -  NAHRO Faculty, Jim Inglis


Public Housing Manager - Blended Learning Format

August 4-7 - Augusta, GA - NAHRO Faculty, Beth Turner


Section 3 e-Learning

August 5 - NAHRO Faculty, Dave Shaffer 

December 2 - NAHRO Faculty, Dave Shaffer 


Excellence in Customer Service e-Learning

August 12 - Online - NAHRO Faculty, Beth Turner 


Introduction to Mixed Finance Development for Public Housing Authorities

August 18-19 - Gaithersburg, MD- NAHRO Faculty, Stacy Spann


Fair Housing Seminar

August 20-21 - Colorado Springs, CO - NAHRO Faculty, Richard Wankel


Grant Writing for PHAs e-Learning (Series)

August 25-27 - Online - NAHRO Faculty, Eugene Rudder


Procurement and Contract Management

August 25-27 - Greensboro, NC - NAHRO Faculty, William Thorson


Housing Choice Voucher Eligibility, Income, and Rent Calculation Seminar

September 14-16 - Greensboro, NC - NAHRO Faculty, Dennis Morgan


Workshop for Executive Directors e-Learning

September 23-24 - Online - NAHRO Faculty, Larry Loyd


Family Self-Sufficiency

September 28-29 - Tampa, FL - NAHRO Faculty, Beth Turner


Managing Maintenance

November 3-5 - Greensboro, NC - NAHRO Faculty, Georgi Banna


Housing Quality Standards

November 3-5 - Tampa, FL - NAHRO Faculty, Keith Coleman


Procurement and Contract Management Refresher e-Learning

November 4 - NAHRO Faculty, Dave Shaffer 


Special Discount:  For our upcoming live seminars and e-Learning sessions, when you register one person at the regular price, you'll receive 50% off the next registration for a colleague! (Offer not valid for July 30-31 Commissioners' Fundamentals, which is already being offered at a discounted rate.)



National Association of Housing and Redevelopment Officials 

630 I St NW

Washington, DC 20001

(877) 866-2476