M13 - Expiring Agreement? Providers Share Lessons on What They've Learned

M13 - Expiring Agreement? Providers Share Lessons on What They've Learned

Expiry of Operating Agreements Reaction to Action PG Metis Housing Society November 23, 2015

Overview Introduction Context History Challenges Strategies Comments Pit House UNBC Course 2014 Lheidli T enneh Territory

Introduction North Central British Columbia Traditional territory of the Lheidli T enneh in the City of Prince George, BC. 8 dedicated Board members and 7 hard working staff Member of Aboriginal Housing Management Association (AHMA) Member of BC Non Profit Housing Association (BCNPHA) Member of Canadian Housing Renewal Association (CHRA) Yunkawhut en ba koo houses for native people Our logo depicts; First Nations, Metis, Inuit, and mainstream society working together..

Need and Demand Context Elders Students Youth Aging out Teen mothers Families Leaving Corrections Moving to Urban Medical Single parents Youth Recovery HIV and AIDs Working singles and couples Multi generational families Jurisdiction Protocols Roles Responsibility Authority Values Culture Priorities

History 1984 to 1994 (169 Urban all subsidized) CMHC 14 phases 2010 - BC Housing 8 units sold 2012 AHMA 2013 - (108 RNH Units) Makola AS IS 2 units sold 2011-2015 -(46 RNH and 54 Urban no subsidies) Market value $14 mill

Supply Portfolio Urban Urban Demand (2014 active) Bedrooms Rural Unit Type Supply Single Family 180 Apartment suite 42 Duplex 10 Row 45 Average age 49 years 5,000 applications on file 467 applicants contacted Bedrooms

Capacity

Two months on the job and I m on the front page of the local Citizen to explain why 8 units were being sold. This was not a comfortable position to be in but this did however start the education process with the community on what happens when subsidy falls off. In 2013 CRA bill of $129,000 for GST unpaid KPMG used residential exempt

The Perfect Storm 33% of portfolio off mortgage and operating subsidy BC Hydro 28% increase Shelter rates not increased Administration increasing 2-3% $3.0 M Deferred Maintenance Building Code changes Radon mitigation Economy driving up rental rates City business license fee for 3 or more units ($171.00) Insurance up 5% Assessments up 30% some units Annual Maintenance costs up 3-5% Property taxes increasing 3-5% Average unit age - 49 yrs. Growing Aboriginal population Lack of funding to do research and planning Capacity

Expanding focus without subsidy Past Present Future Invest We provide safe, healthy, and affordable housing for Aboriginal people of all incomes, ages, and capabilities.

WHEN SUBSIDY COMES TO AN END OUR GOAL Maximise Affordability for the greatest number of Low and Moderate income people while ensuring Fairness to all Tenants and the Long Term Sustainability of PGMHS 12

Rental Policy Review Off Subsidy Situation Reaction Evaluation Work Plan Implement March 2014 2010-2014 2014-15 2015-16 2015-16 52 urban and 38 rural properties off mortgage and operational subsidy now. (225 people) LEM for our area with an ER breakeven formula (no income testing) CCCR and AHMA research (12% GHI to 70% GHI) and PGMHS operating at a loss Test 30% & 35% GHI or MMR with no utility allowances (income ceiling) Target high income tenants for rent recalculation with a test case with RTB if needed 18 more rural off subsidy in 2015 with remaining 56 units off by 2019 Last urban operational subsidy ends in 2022 Moved to our vacant subsidized units Moved to other housing providers and market, applied for SAFER and RAP Stayed and subsidize rents out of our own source and applied for SAFER and RAP 31% of units affordable 69% are not for existing tenants Rental agreements Notices Procedures Rent to own Potential CLT FCI Valuations Unit by unit budget Target low income simultaneously, one house at a time. Kitchen table meetings with family and budget (SAFER) Shelter Aid for Elder Rental (RAP) Rental Assistance Program (CLT) Community Land Trust (RTB) Residential Tenancy Branch (CCCR) Canadian Center for Community Renewal (AHMA) Aboriginal Housing Management Association (PGMHS) PG Metis Housing Society (RGI) Rent Geared to Income (ER) Economic Rent (LEM) Low End Market (GHI) Gross Household Income (MMR) Median Market Rent

HOMEGROWN MEASURES TO IMPROVE AFFORDABILITY, FAIRNESS, AND SUSTAINABILITY When Federal Housing Subsidies Come to an End Read it on our web page

Challenges Opportunities Old houses - high maintenance Inefficient - utility cost rising High demand - low vacancy On reserve moving to cities Subsidy falling off operating costs Rent increases affordability Scattered houses Revenue Canada (Non-profit) Young population High homelessness numbers Over housed (single vs. family) Residential Tenancy Branch (Arbitration) Equity Rich and Cash Poor Sell - reinvest Retrofit and renovate Partner with builders and others Work with First Nations Increase rents and reduce operating Mixed incomes (low and market) Multi units and Co-housing Social Enterprise (ABODEvelopments ) Collaborative Strategy Housing First and partners Higher density housing Communication and Education Liquidate or leverage

Work out planning Demolish and redevelop Sell as is Invest and flip Upgrade and continue to rent Home Ownership Community Housing Programs Re-mortgage (home equity loan) Purchase land Municipal land Developer and Non Profit BUSINESS DEVELOPMENT OFFICER

SUSTAINABILITY MODEL Unit category Action Item Money Pool Flow of units Flow of Funds Rehabilitation VACANT OFF SUBSIDY Conversion to Home Ownership Divestiture Redevelopment VACANT- ON SUBSIDY TENANTED - ON SUBSIDY PARTNERSHIP- Banks Investors Foundations Habitat for Humanity Community Land Trust Model SUSTAINABILITY AHMA Model MARKET-BASED RENTAL TENANTED OFF SUBSIDY HOME OWNERSHIP SURPLUS REPLACEMENT RESERVE POOL CROSS-SUBSIDY POOL BCH Subsidy REDEVELOPMENT POOL

Options Expiring Operating Agreements A Planning Guide for BC's Non-Profit Housing Societies BC Housing and BCNPHA 2015 Underway and or done Planning stage Home Ownership Program

New Development Land from urban proceeds of sales SEED and PDF from CMHC and BCH Makola Development Services Higher density single units Capital and operational investments City support

Final Comments Assess portfolio and establish a strategy for each building Take managed risks Plan (short, medium, and long term) EVALUATE Build partnerships (BCNPHA, AHMA, BCH, UBCM, CHRA, CHBA) Learn from other experienced housing providers and share resources Educate board, staff, TENANTS, community, government. Invest your own source revenues to do research and business planning Not aware of funding to hire professionals? Build capacity and credibility through education and training Business planning for profit vs. zero based budgeting

PG Metis Housing Society 1224 Houston Lane Prince George, BC V2L 5G2 (P) 250-564-9794 (F) 250-564-9793 www.pgmhs.com info@pgmhs.com