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WI-CARH Fall 2025
Newsletter
| | Message from Russell Kaney WI-CARH President | | |
Embracing the Spirit of Fall in Wisconsin
As the seasons begin to shift, many of us find ourselves reflecting on the unique charm that each one brings. Recently, a conversation with a colleague highlighted just how special fall can be. While every season has its appeal, it is often the transitions between them that make our days truly interesting. Even though the daylight hours are getting shorter, it still feels as if summer is lingering, creating a sense of an endless warm season. Yet, we all know that change is just around the corner.
The Beauty and Traditions of Fall
Wisconsin is renowned for its four distinct seasons, and right now, the vibrant colors of fall are beginning to appear. This time of year, is marked by lively fall festivals, bustling farmers markets overflowing with produce, and the excitement of the harvest. These signs all point to the upcoming change in weather and scenery that we eagerly anticipate.
WI-CARH Annual Conference: A Fall Tradition
Another cherished fall tradition is the WI-CARH annual conference, now in its 26th year. This event has consistently provided valuable information and resources to help you and your colleagues in the housing sector. The planning committee has worked diligently to assemble a strong lineup of topics and speakers, focusing on the most pressing issues facing our industry.
Addressing Current Housing Challenges
This year, the spotlight in the news has been on housing and affordability, pressing concerns for many in Wisconsin. WI-CARH owners and managers continue their critical work to provide homes for the most vulnerable and economically challenged households across the state. Despite the challenges—such as adapting to the new HOTMA regulations implemented on July 1 and the ongoing difficulty in securing funds for rehabilitation of existing units—our community remains resilient. The landscape of affordable housing can be complex, but resources and support are available.
Join the Conversation and Find Solutions
The upcoming conference, "Working Together for Housing" on October 22 promises to offer guidance and answers to some of the industry's most pressing questions. It is also an excellent opportunity to connect with your peers in affordable housing, who often have practical ideas and solutions to share. We invite you to join us in being part of the solution and look forward to seeing you at the Wilderness Hotel and Resort on October 22nd.
Russell D. Kaney
President, WI-CARH
| | Wisconsin Council for Affordable and Rural Housing (WI-CARH) 26th Annual Fall Conference - "Working Together for Housing" - October 22, 2025 | | |
WI-CARH looks forward to welcoming you to our fall conference, "Working Together for Housing" at the Wilderness Resort in Lake Delton on October 22.
We are pleased to introduce Andrew Iverson, who was appointed Rural Development State Director this summer. Mr. Iverson will open the conference with remarks.
Our keynote speaker, Amanda Lee Gross of US Housing Consultants, brings a wealth of experience and a unique perspective on today’s affordable housing landscape. Amanda will provide important updates on the transition to HOTMA, officially implemented by Rural Development on July 1. We encourage you to submit your questions in advance so Amanda can provide thorough answers during her session. Send your questions to diane@wicarh.org.
Property managers play a vital role in supporting residents, including those experiencing mental health challenges. Leah Gubin and Samatha Fervance from Lutheran Social Services will do a session focused on practical strategies to help managers address this important issue.
For a national perspective on legislation and funding, Colleen Fisher of the Council for Affordable and Rural Housing (CARH) will join WI-CARH President Russell Kaney in a discussion covering key topics, including Stand-Alone Rental Assistance (SARA) and decoupling.
Following lunch, Attorney Kevin Martin will present updates on federal and state statutes that affect the WI-CARH lease, which is being updated for 2026. This is a great opportunity to bring your leasing questions directly to Kevin.
Rebecca Giroux, Community and Economic Development Officer at WHEDA and a WI-CARH Board member, will review WHEDA’s new funding opportunities for affordable housing.
We’ll also hear from Todd Mandel and Anne Michels from the Badger State Housing Alliance, a newly formed organization dedicated to advocating for and educating housing professionals on current and proposed state legislation that can strengthen housing quality and availability in Wisconsin.
In addition, we will host a session with Liz Humrickhouse and Miranda Wojciechowski from Baker Tilly on grant opportunities across the affordable housing spectrum—covering where to look for funding, what to prioritize, and tips for success.
As always, we will celebrate excellence with our Property, Manager, and Maintenance of the Year Awards.
Throughout the day, enjoy a great breakfast, lunch, and refreshments at breaks. Be sure to visit our vendor area to explore products and services that can benefit your organization. Door prizes will also be available. A networking reception will close out the day.
This year’s conference promises valuable insights, practical tools, and networking opportunities. We hope you’ll join us!
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Amanda Lee Gross will be the keynote speaker!
Amanda Lee Gross brings unmatched experience in affordable housing to our training and compliance services. From the ground up, she learned about the affordable housing industry, starting as a site manager and quickly becoming a Compliance Director. Ms. Gross has leveraged that experience to become a nationally recognized expert trainer in Fair Housing, LIHTC, RD, HUD, and HOME.
She has conducted hundreds of training workshops and seminars throughout the country, helping property management professionals become more effective and better able to protect the assets and reputation of companies. Amanda is a thought leader in the affordable housing industry, speaking at several industry conferences each year and working closely with many state agencies.
| | Be A Sponsor and/or an Exhibitor at the 26th Annual Meeting and Conference | | |
You are invited to join us as a Sponsor and/or Exhibitor at the 26th Annual Conference.
Please consider signing up today to help make this education and training opportunity affordable to all in the rural housing industry. You can click here for more information and to sign up, please complete this form.
Register as a Sponsor or Exhibitor
| | Thank you to the 2025 Sponsors and Exhibitors | | Please click on the logos to go to their websites | | Award Nominations for Site Manager, Maintenance Person, and Property of the Year | | |
Don't delay! WI-CARH is now accepting your nominations for the following awards:
Site Manager of the Year
Maintenance Person of the Year
Property of the Year
Recipients will be announced at the WI-CARH Annual Conference on October 22, 2025. Each winner will receive recognition at the WI-CARH Annual Conference.
We welcome nominations from WI-CARH members, property management staff, residents, and cooperating agencies (such as USDA-Rural Development, Wisconsin Housing, and Economic Development, lenders, etc.). Please submit your nomination by October 1, 2025.
Award Nomination Form
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The Senate Committee on Banking, Housing, and Urban Affairs held an executive session for a markup of the bipartisan “Renewing Opportunity in the American Dream (ROAD) to Housing Act” on Tuesday, July 29. This is the first bipartisan housing bill markup in over a decade. The bill passed out of the Committee unanimously.
The “ROAD to Housing Act” includes forty provisions covering financial literacy, housing supply, manufactured housing, homeownership, program reform, veterans’ housing, and oversight and coordination of housing program and agencies. A recap of the provisions can be found here
| | Become A WI-CARH Board Member | | The Wisconsin Council for Affordable and Rural Housing has an opening for a Board position. Board members serve on a voluntary basis. The Board meets three times each year and sets training and conference schedules, content and participates in other activities relevant to affordable housing in Wisconsin. It is a great way to give back and support rural housing in Wisconsin. For details, please contact Diane Hamm at 608-437-2300 or diane@wicarh.org. | | WI-CARH 2026 Residential Lease | | |
The WI-CARH Lease is being updated and orders are being accepted.. Using this lease for your property will ensure that you are in compliance with Wisconsin law and RD regulations while saving you the expense of hiring a lawyer to do the same thing. Just like last year, it is available in three formats:
FHA Software Generated Lease - WI-CARH has teamed up with Simply Computer Software to give FHA Software users the access and ability to generate their WI-CARH Residential Lease and Amendments forms within their FHA Software program. Users of this program can generate the lease through the RD 3560-8 Tenant Certification - PRINT options window. All of the applicable project, unit and tenant information will automatically be inserted.
Stand-alone WI-CARH Lease Generation Program - A link will be sent to you from Simply Computer Software that will allow you to download and install the WI-CARH Lease Generation Program which includes pre-entered property listing information you provided. To produce a lease, just open the program, select the property, enter pertinent tenant information, and print.
Paper Lease - A package of 10 leases and 10 amendments will be shipped to you which you will use to handwrite all pertinent tenant information.
To purchase the lease, complete the lease order form and mail it in with your payment to the WI-CARH Office at: P.O. Box 258098, Madison, WI 53725. Orders will be processed when the lease is available with the signed form and when payment has been received. Your check will not be cashed until the lease is available and ready for your use.
| | Stoughton's Greenspire Apartments Celebrates Transformation, Setting New Standard for Affordable, Green & Resilient Living | | |
Stoughton, WI – August 8, 2025 – On Tuesday, August 12th Stoughton’s Public Housing known as Greenspire Apartments hosted a Renovation Celebration and Ribbon Cutting ceremony to celebrate the completion of a 100% net carbon zero renovation. The event was held from 11:30 am – 1:00 pm at 924 Jackson Street, Stoughton WI. Greenspire Apartments has been provided affordable housing subsidized by Rural Development and the U.S. Department of Housing and Urban Development (HUD) for low-income seniors 62 years and /or individuals with disabilities in Stoughton, Wisconsin, for over three decades and has undergone a major transformation!
This $25M project preserves public housing originally building in the 1970s and 80s, while adding numerous modern improvements. Project funding was provided by WHEDA tax credits, FHLBank New York AHP, the USDA, and the Green and Resilient Retrofit Program from HUD’s Inflation Reduction Act of 2022, . The project has turned Greenspire into a net-zero, climate-resilient community, showcasing how affordable housing can also be incredibly green and comfortable.
Greenspire's community consists of six buildings with 92 units and has relied on expensive electric heat and window unit air conditioning, posing risks during power outages and hot weather. This rehabilitation was urgently needed to reduce costs, improve comfort, and provide new curb appeal.
Greenspire's Transformation of all buildings and units, alongside significant green upgrades include:
- Full Renovations: Updates to roofs, windows, doors, flooring, and modern kitchens/bathrooms in all 92 units and common areas.
- Heating & Cooling: Installation of solar-powered air-sourced heat pump systems in every unit, eliminating resident costs for heating and cooling and reducing house utility bills by an expected 40%.
- A 740kW solar array covers all existing rooftops and four new carports, including two beautiful timber-framed solar canopies from the Couillard Solar Foundation.
- Cleaner Indoor Air: Energy Recovery Ventilation (ERV) systems with HEPA filters supplies fresh, filtered air, protecting residents from issues like wildfire smoke.
- Improved Climate Resilience: The implementation of rain gardens, rain barrels, and native vegetation will effectively manage stormwater, mitigate flood risks, and enhance water storage capacity.
Cutting-Edge Technology for a Better Home. Some of the most advanced green technologies have been installed:
- Bi-facial Solar Carports: These solar panels can capture sunlight from both sides, even reflected light from snow, making them 10% more efficient. They will also serve as rainproof community spaces and electric vehicle charging stations.
Without the support of the following partners, none of this would have been possible: Sunny Side Development, Crown Court Properties, WHEDA, PNC Bank, Impact Seven, the Disability Opportunity Fund, FHLBank New York, the USDA, Broihahn Management & Consulting, and the City of Stoughton.
Greenspire Apartments aims to receive the prestigious Zero Energy Certification from the International Living Future Institute (ILFI), meaning it will produce all its own energy from renewable sources offsetting the property's current electrical demand. It's a clear example of how advanced green technology can directly benefit low-income residents, creating a durable, net-carbon-zero property for the future.
Greenspire Apartments
924 Jackson Street
Stoughton, Wi 53589
Greenspire Apartments is an equal opportunity housing provider and employer.
| | The Wisconsin Affordable Housing Action Alliances Launches a Lunchtime Speaker Series - Curds of Wisdom | | |
The Curds of Wisdom speaker series is a free, monthly forum focused on creating and preserving housing options throughout Wisconsin. Through the series, the Badger State Housing Alliance aims to share effective practices and build relationships among advocates and practitioners. Please join us virtually from 12-1 p.m. on the second Wednesday of the month. You can stay up to date on Curds of Wisdom by signing up for the Badger State Housing Alliance's monthly newsletter.
The Impact of Housing Financial Stress on Community Well-Being
October 8, 12 pm
Registration Link: https://zoom.us/meeting/register/clC1L2OAQeGH7P1EApaykw
The stress from housing cost burdens has distinct and far-reaching consequences for community well-being due to housing’s fundamental role in health, safety, and social stability. Erin Gaede, a PhD candidate and researcher with UW-Madison's Rural Livability Project, will talk about the findings from a recent study of Wisconsin rural residents. Drawing on county level data and interviews, the study showed that housing costs are forcing some rural residents to delay or forgo medical care. Erin will offer recommendations for coordinated strategies that integrate housing and healthcare.
Spotlight on Tenant Rights and Protections
November 12, 12 pm
https://zoom.us/meeting/register/1yA5K0feTLm12Y2lQIj4ZQ
Property Taxes & Insurance Costs: Eroding Homeownership Affordability in Wisconsin
December 10, 12 pm
https://zoom.us/meeting/register/x7uxrSPpQEqfL3aQ_nc_kA
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USDA Multifamily Housing Owners and Property Managers
2026 Proposed Budget Requirements
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September 9, 2025 USDA and the Rural Housing Service have a responsibility to be good stewards of taxpayer dollars and ensure that every dollar spent goes to serve the people. The Department is carefully reviewing all funding resources that are available for Multifamily Housing programs and the tenants it serves. As we embark on the proposed 2026 budget cycle, we are asking our partners, owners, and borrowers to thoroughly review your project budgets. When developing your budgets, be mindful of maximizing all cost savings measures, reducing waste, and providing our tenants with a safe and decent place to call home without putting additional pressures on the American taxpayers.
The Agency requires each borrower to submit a proposed project operating budget as a planning document of a project’s financial operations for the upcoming operational year. For guidance on rent and utility allowances and the requirements of housing project budgets, refer to Handbook 2-3560 (HB 2), Chapter 4, Section 4 and Chapter 7; and 7 CFR 3560.205 and 3560.303.
Your budget projections regarding income, expenses, and vacancies must be realistic given the housing project’s history, current circumstances, and market conditions. All expenses in your budget projection must show a clear benefit to the residents of the property without inflating overall operating costs.
Per Exhibit 4-3, the timeline for submission of a complete budget package is:
- At least 90 days prior to the start of the housing project’s fiscal year, if a rent or utility allowance change is needed.
- At least 60 days prior to the start of the housing project’s fiscal year, if no rent or utility allowance change is needed.
All proposed operating budgets shall include the following items in order to be a complete package, per Exhibit 4-1:
Form RD 3560-7 completed per the instructions. For projects with eight units or more, this form must be submitted through MINC.
An operating budget for the fiscal year includes a budget narrative providing a description of the budget and highlights important elements to aid the Servicing Official in their review of the budget, to include:
- A brief description of the project and key indicators of its overall status.
- A statement of project compliance including any outstanding monitoring findings (can be found on your MINC Task Calendar) and the progress in addressing the problems.
- An explanation of projected capital expenditures and reserve withdrawals, including accessibility items from the Transition Plan for the upcoming year and capital needs for the next three years.
- A description of the project’s overall financial status and important factors contributing to the changes. (vacancy, workout plan status, debt deferrals, servicing efforts). Borrowers must document that the operating expenses included in the budget accurately reflect reasonable and necessary costs to operate the housing project in a manner consistent with the objectives of the loan. Generally, expenses charged to project operations, whether for management agent services or other expenses, must be reasonable, typical, necessary and show a clear benefit to the residents of the property. Services and expenses charged to the property must show value added and be for authorized purposes.
- Any other information necessary to justify the proposed rent or utility allowance charge request.
Borrowers should submit utility allowance documentation per HB 2, 14 (C) and 202.
Provide a copy of Handbook Letter 203, if proposing rent or utility allowance change. At the same time the borrower submits the initial Notice (Handbook Letter 203) to RD, the borrower will send or deliver notices to each tnant and must also post this notice/ letter in common areas frequented by the tenants. For Agency servicing official contact information, please select the address and email for the region the property is located in.
If the property needs an increase to the Replacement Reserve deposit, an Agency approved Capital Needs Assessment (CNA) is required to document future capital needs. A review of the current CNA should be performed in conjunction with budget review as capital expenditures may potentially lower estimated operating. Please note that Replacement Reserve increases are limited by comparable rents for the area.
Any additional documentation or comments the borrower believes is necessary to justify the proposed rent, utility allowance or expenses.
If the existing Management Certification is expiring at the end of the current fiscal year or has expired, a new Management Certification must be executed and submitted to RD for approval. The Management fee for 2026 remains unchanged from 2025 and can be found at HB 2, Chapter 3, Attachment 3-F.
If your property is a HUD Section 8/515 property, HUD staff will notify both RD and the owner of the new HUD contract rents. The owner should confirm with the Servicing Official this information was received and obtain it if not received.
As a note, Service Coordination is an eligible expenditure for properties in this budget cycle. A service coordinator’s role is to connect residents to services available from other sources in the community. Properties wishing to add service coordination in their budgets should consider the needs of the property residents and the potential services available.
Thank you for your continued cooperation in preparing proposed operating budgets and submitting them in a timely manner. If you have questions, please contact the servicing Specialist assigned to the project. A listing of assigned servicing Specialist can be found on our website at MFH Property Assignments by Region.
To subscribe to USDA Rural Development updates, visit the GovDelivery subscriber page.
Karissa Stiers Acting Deputy Administrator
Field Operations Division Director Multifamily Housing
Rural Housing Service Rural Development
For program information...
| | HOTMA and WI-CARH Members | | |
For WI-CARH members only, US Housing Consultants will be available to answer questions on leasing, income and asset compliance issues that members confront due to the Housing Opportunity Through Modernization Act (HOTMA) which took effect on July 1, 2025. This legislation passed in 2016, has been delayed several times while the regulations were rewritten and finalized.
The contract with US Housing Consultants will allow you to submit questions and issues to Diane Hamm at WI-CARH, which will be passed along to our housing specialists at US Housing Consultants. This service will be free to all WI-CARH members in 2025.
WI-CARH acknowledges that not all housing management agents and owners have the resources to hire consultants to assist with difficult issues. USDA-RD response times are not always consistent and timely. The service will run through 2025, when the bulk of the HOTMA changes are effective. We encourage every member to contact WI-CARH, diane@wicarh.org if they have questions.
More information on the benefits of membership can be found on our website and here is the form to complete.
| Youth Grant and Scholarship Opportunities | |
Wisconsin Council for Affordable & Rural Housing (WI-CARH) is accepting applications for the Youth Grant and Scholarship program.
WI-CARH is expanding the opportunity to not only current residents, but now to property employees, or a direct family member of a property employee of a WI-CARH member affordable housing community.
Please spread the word and help us make a difference in a student's future! Youth grants not exceeding $500 per student per year, until all funds are used, will be awarded to enable students in grades 3-12 to participate in an academic enrichment activity. Eligible activities include Driver Education, Little League, Soccer, Volleyball or Basketball Leagues, 4H Camp, Music or Band Camp, Sports Camp, Cheerleading Camp, Girl Scouts or Boy Scout Camp, and an International Youth Exchange Program. These activities are on a year-round basis and not limited to the summer.
Help your residents achieve their educational goals. A $500 scholarship will be awarded to a graduating high school senior or adult wishing to further their education. Eligible applicants can use the scholarship at any two (2) year or higher accredited public or private school in the State of Wisconsin that offers an associate or undergraduate degree or a vocational/technical
program.
Download the attached grant and scholarship flyer and post it in your lobby or breakrooms. Please contact the WI-CARH office with any questions.
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Please visit our links below to gain the most up-to-date information pertaining to affordable housing providers and managers.
CARH - link
Rural Development - Wisconsin - link
USDA - link
WHEDA - link
WI-CARH - link
| | Mark Your Calendars - 2025/2026 Dates | | |
October 22-23, 2025: 26th Annual WI-CARH Conference & Board Meeting, Wilderness Territory, Wisconsin Dells
April 22-23, 2026: Spring Training at the DoubleTree by Hilton Madison East, 4402 E. Washington Avenue, Madison
November 4-5, 2026: 27th Annual WI-CARH Conference & Board Meeting, Wilderness Territory, Wisconsin Dells
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