This workshop will examine strategies local providers are using to rapidly re-house individuals and families with significant barriers to housing. Speakers will discuss negotiation strategies used when working with landlords, facilitating shared living arrangements, and homelessness diversion.

1. Effective
Re-Housing Strategies
National Alliance to End Homelessness
National Conference on Ending Homelessness
July 13, 2010, Washington DC
Presented by
Beyond Shelter
1200 Wilshire Blvd, Suite 600
Los Angeles, CA 90017

2. BASIC COMPONENTS of the
Rapid Rehousing/Housing First Approach
Crisis Intervention and Short-Term Stabilization
Intake, Assessment & Planning
Assistance Moving into Permanent Housing
Home-Based Case Management
(time limited & transitional or long term)

3. This approach to ending homelessness helps homeless
families & individuals (including those with special
needs) to move into permanent housing as quickly as
possible – and then offers home-based services (time-
limited & transitional or sometimes longer-term) to help
them stabilize & prevent recidivism. Permanent
housing may be of many different types, including
housing in the private rental market made affordable
through a rent subsidy.

4. MAKING RENTAL
HOUSING MORE
AFFORDABLE

5. ACCESSING SECTION 8
Due to the high cost of rental housing in most rental
markets, it is essential to develop working
collaborations with local housing authorities. This
often requires new dialogue and innovative planning
with housing authority administration. Do not
assume that it cannot be done.
Sometimes there are special “set asides” or
preferences that can be developed (particularly for
families and/or people with special needs).

6. When there are no Section 8 vouchers
available, alternative sources of funding
for rent subsidies can often be developed.

7. Some states and local jurisdictions are using
TANF-funded or HOME-funded subsidies.
These funds may serve as “bridge” or stand-
alone subsidies.
Other communities are using state and/or
local trust fund dollars to provide rental
assistance.

8. Many communities are experimenting
with short-term and/or shallow rent
subsidies, using public, private, and/or
faith-based dollars, often combined with
workforce development strategies.

9. Subsidized Housing Resources
There are a number of additional ways that housing subsidies
can supplement the cost of housing, including:
Project-based subsidies to supplement tenant rent
Master leasing
Developer set-asides of new units for program participants
Project based set-asides of existing units

10. Assistance
Accessing
& Moving Into
Permanent Housing

11. NEGOTIATION STRATEGIES &
Landlord Incentive/Protection Efforts
Persuading landlords to rent to homeless families &
individuals through landlord outreach.
This effort often includes offering incentives to
landlords or setting policies to overcome concerns
that might prevent a landlord from providing a rental
unit to a homeless person or family unit.

12. Outreach to the Real Estate Industry
Strong, targeted communication is essential in obtaining
participation from landlords.
Some communities have been able to develop partnerships
with landlord associations.
Other communities have developed relationships with property
owners who will provide advice to program administrators.
Provision of educational services for real estate brokers about
particular programs and services of negotiating agency.

13. Incentives or finders fees for leasable apartments.
Landlord recruitment campaigns.
Tools for improved landlord communication.
Support for the development of relationships with landlord
associations.
Involvement of landlords as advisors to design and evaluate
programs.
Hotline for landlords for crisis resources.

14. MARKETING TO LANDLORDS
Know What You Are “Selling”
Develop Marketing Materials
Emphasize Program Benefits
Pre-screened Tenants
Non-Financial Incentives
Financial Incentives
Case Management Support

15. Monetary Incentives and Protections
Tenant-based rent subsidies.
Rent deposits (for instance triple deposits for high risk
tenants).
Finders fees & lease signing bonuses.
Holding fees (payment of rent while tenant is clearing credit
checks or in crisis beds or treatment temporarily).
Public loans to rehabilitate structures.
Use of public assistance funds and Social Security Insurance
payments for rent.

16. Tenant Supports
Supportive services that provide housing stability and an
interface between the landlord and client have been effective in
encouraging landlords to rent to people with special needs.
Landlords often view tenants who have access to strong
supportive services as less of a financial risk.
Service providers often build relationships with willing
landlords, who in turn rent to their clients because of the trust
that has been built between the two entities.
Evidence that a tenant will be provided an array of services and
will have frequent contact with case managers can ease a
landlord’s concern over protecting other tenants and their
property.

17. Examples of tenant supports for
high risk or special needs populations:
Strong on-site or off-site case management.
Tenant education on landlord/tenant
rights/obligations, budgeting skills, credit
counseling, and repair, etc.
Support groups and mental health and chemical
dependency treatment and counseling.
Payment for back rent to offset debt or other
financial risk considerations (i.e. damage to
apartment).

18. Facilitating Shared Living Arrangements:
Homeless family or individual may be assisted in moving
into a rental unit with non-homeless relatives or friends
(assistance is provided in leasing larger unit responsive to
the needs of all).
Sometimes friends who meet in homeless programs attempt
to lease permanent housing together; this takes great effort,
however, to ensure shared values, compatible housekeeping
and/or parenting styles, & “house rules” that all can agree
upon.

19. Leaseholder Considerations
Conventional lease
Co-lease
Master-lease

20. Master Leasing
A social services agency or housing provider leases individual
units, blocks of units, single-family homes, or an entire
building.
The agency is the lease-holder and assumes responsibility.
The units are then sub-leased at an affordable cost to program
participants.
Master leasing works best in communities with an active
market in residential rental properties in healthy
neighborhoods.

21. Advantages of Master-Leasing
As primary lease-holder, the social service or housing provider
agency assumes responsibility for rent, damages, etc.
There is opportunity for a built-in support network when the social
services agency is the primary lease-holder and service provider to
the tenant.
Housing providers can often secure units quickly.
Allows residents to build rental history and develop living skills while
receiving supportive services.
Community acceptance issues can often be avoided by pursuing this
strategy.
Residents can integrate into the community.

22. It also is effectives in cases where owners have vacant
structures and have not yet determined its use or the extent of
rehabilitation to be undertaken.
Landlords can receive longterm rent guarantees prior to
initiation of the rehabilitation, helping them to obtain financing.
Some models include up-front capital payments to the owner to
help finance the rehabilitation.
To be a successful housing model for those with criminal, drug,
mental health, or homelessness histories, support services
should also be available that can meet the needs of residents in
the leased location(s).

23. Using Master-Leased Housing
as Emergency Shelter
Scattered-site apartments in the community at-large can provide more
family-friendly shelter options.
It can be a cost-effective way to expand access to shelter while
permanent housing plans are developed and executed.
The model can provide high tolerance shelter for families and
individuals with special needs.
Families and individuals can often “transiton in place.”