New Hampshire Supportive Housing Toolkit.
1) Introduction2) Overview of Permanent Supportive Housing for Persons with Developmental DisabilitiesClick to view sub-sections
Linked document: Priced Out - The Housing Crisis for People with Disabilities
A. Principles of Supportive Housing 1. Affordable and Stable 2. Safe and Comfortable 3. Person-Centered, Accessible, and Flexible Support Services 4. Fostering Independence B. Elements of Successful Supportive Housing The Visions Experience: Families of Residents Share Their Stories 3) ExplorationClick to view sub-sections
A. Individual
1. Alternatives to Pursuing Housing Development Activities: Current NH Housing Models For Adults With I/DD a) Day Services b) Living Independently c) Living With a Member of One’s Family d) Enhanced Family Care e) Staffed Homes f) Provider Placements g) Additional Settings for Certain High Needs Cohorts h) Supportive Housing Settings Created by Families i. Visions in Enfield The Visions Experience: Successful Supportive Housing in New Hampshire ii. Farmsteads of New England in Hillsborough The Visions Experience: Housing Alternatives 2. Person-Centered Planning The Visions Experience: Planning for Individuals 3. Assessing Resources 4. Family Financial Planning Linked document: Top Ten Financial Planning Tips for Families of People with Special Needs Linked document: The Beginning Steps to Planning for Your Child's Future a) Guardianship Linked document: Guardianship Linked document: Guardianship and Public Benefits Eligibility Linked document: Authorized Representative Declaration B. Building a Team.. 27 The Visions Experience: Building a Team C. Develop Goals and a Strategy For Advocacy The Visions Experience: Advocacy The Visions Experience: Tips From the Trenches on First Steps in Housing Development 4) DevelopmentClick to view sub-sections
A. The Development Process. 32
1. The Front End. 32 2. Identifying Potential Properties. 32 Linked document: Site Selection Criteria and Search Strategies. 33 Linked document: Site Analysis. 33 3. Site Characteristics. 33 Linked document: Site Selection Criteria and Search Strategies. 33 a) Demographic Characteristics. 33 b) Zoning. 34 c) Accessibility. 34 d) Existing Structures. 34 4. Establishing Control of a Property. 34 Linked document: Establishing Site Control 35 5. Predevelopment Site and Structure Studies. 35 6. Purchasing Property. 35 Linked document: Establishing Site Control 36 The Visions Experience – Getting Started in Enfield. 36 The Visions Experience – Upgrading in Enfield. 38 The Visions Experience – Pre-Development in Lebanon. 39 7. New Hampshire Regulatory Design Issue: Licensed Versus Certified Facilities. 39 8. Federal Regulatory Design Issue: Medicaid Home and Community Based Services Settings Requirements. 40 Linked Document: HCBS Final Rule. 41 Linked Document: Medicaid HCBS Final Settings Rule. 41 Linked Document: Regulatory Requirements for Home and Community-Based Settings 43 Linked Document: CMS Guidance on Settings That Have the Effect of Isolating. 43 Linked document: March 2019 - Heightened Scrutiny Reviews of Presumptively Institutional Settings. 43 The Visions Experience: Medicaid Concerns About Settings Being Too Congregate. 43 B. Building a Development Team.. 44 The Visions Experience: Development of Sunrise Farm.. 44 The Visions Experience: Development in Lebanon. 45 C. Predevelopment Financing. 45 1. Predevelopment Funding Sources. 45 a) Friends, Supporters and Family. 45 b) Private Charitable Organizations. 46 c) Local Banks, Credit Unions and Businesses. 46 d) Federal Home Loan Bank of Boston. 47 e) New Hampshire Community Development Finance Authority. 47 f) New Hampshire Housing Finance Authority. 48 g) New Hampshire Community Loan Fund. 48 2. Predevelopment Funding Uses. 49 Chart: Predevelopment Expenses. 51 D. Capital Financing Sources. 52 1. New Hampshire Community Development Finance Authority. 54 a) New Hampshire State Tax Credits. 54 b) Federal Community Development Block Grants. 56 c) CDBG Emergency and Unanticipated Events Grants. 56 d) Clean Energy Fund. 57 e) Enterprise Energy Fund. 57 f) Better Buildings. 58 2. New Hampshire Housing Finance Authority. 59 a) Supportive Housing Financing Program.. 60 b) Low Income Housing Tax Credit Program.. 62 Linked document: NHHFA 2019 QAP.. 63 c) Affordable Housing Fund. 66 d) Construction and Bridge Lending Programs. 67 e) Federal HOME Program.. 67 f) Housing Trust Fund. 67 g) Tax Exempt Bond Financing and Portfolio Preservation Programs. 68 3. Northern New England Housing Investment Fund. 68 4. Federal Home Loan Bank of Boston. 69 a) The Affordable Housing Program.. 71 b) The Equity Builder Program.. 75 c) Community Development Advance Program.. 75 d) New England Fund. 75 e) Jobs for New England. 76 f) Helping to House New England. 76 5. Thinking Creatively About Potential Sources of Housing Capital 76 a) Fund-Raising Activities In Sponsors’ Respective Geographic Area(s) And In Their Communities Of Interest 76 b) Seller Financing. 77 The Visions Experience: Seller Financing. 77 c) Strategies to Make LIHTCs More Relevant to Supportive Housing. 78 d) Project-Based § 8 & § 811 Housing Subsidies. 80 Linked document: Section 811 Fact Sheet 81 e) Equity Investors. 81 iii. Mission Equity Investing By Foundations. 83 iv. Impact Fund Equity Investing. 83 f) Potential Advantages for Developers and Investors Presented by Supportive Housing – and Perceived Disadvantages. 83 g) Local Banks. 85 v. The Community Reinvestment Act 86 h) Opportunity Zones. 86 |
5) Housing Operations
Click to view sub-sections
A. Tenant Selection. 87
The Visions Experience: Tenant Selection. 87
B. Leases, Lease Enforcement, and Rent Collection. 87
The Visions Experience: Leases and Rent Issues. 87
C. Reasonable Accommodations in Supportive Housing Operations. 88
The Visions Experience: Reasonable Accommodations. 88
D. Safety and Security. 88
The Visions Experience: Safety and Security. 88
E. Staffing Issues. 88
The Visions Experience: Staffing Issues. 89
F. Maintaining the Physical Plant 90
The Visions Experience: Maintaining the Physical Plant 90
The Visions Experience: Operations Issues Generally. 90
G. Housing Operations Budgeting. 91
The Visions Experience: Housing Operations Budgeting Issues. 91
1. Potential Expenses. 91
The Visions Experience: Payroll Costs. 92
The Visions Experience: Legal Costs. 92
The Visions Experience: Audit-related Issues. 92
The Visions Experience: Insurance. 92
H. Operations Financing. 93
1. Allocating Housing Expenses to Individual Residents. 93
The Visions Experience: Monthly Resident Fees. 93
2. Sources of Funding. 94
a) Social Security Disability Benefits. 94
Supplemental Security Income (SSI) Program Rates & Limits. 96
2019. 96
b) Other Family/Person-Served Contributions. 97
The Visions Experience: Keeping Our Housing Affordable by All 97
c) Other Rents or Income From Mixed Use. 97
d) Section 8 Housing Subsidies For Individuals. 98
The Visions Experience: § 8 Individual Subsidies. 99
Linked document: Housing Choice Voucher Administrative Plan 2019. 100
Linked document: Section 8 Participant’s Handbook 2019. 100
Linked document: Application for Section 8 Voucher 100
Linked document: Section 8 Voucher Income Limits 2018. 100
e) Energy/utility Assistance Programs. 100
The Visions Experience: Energy Assistance. 100
f) Fundraising. 100
The Visions Experience: Sources of Operations Funding. 100
g) Putting it all Together: Practical Considerations in Financing Operations. 101
The Visions Experience: Financing Operations. 101
The Visions Experience: Debt 102
The Visions Experience: Tenant Selection. 87
B. Leases, Lease Enforcement, and Rent Collection. 87
The Visions Experience: Leases and Rent Issues. 87
C. Reasonable Accommodations in Supportive Housing Operations. 88
The Visions Experience: Reasonable Accommodations. 88
D. Safety and Security. 88
The Visions Experience: Safety and Security. 88
E. Staffing Issues. 88
The Visions Experience: Staffing Issues. 89
F. Maintaining the Physical Plant 90
The Visions Experience: Maintaining the Physical Plant 90
The Visions Experience: Operations Issues Generally. 90
G. Housing Operations Budgeting. 91
The Visions Experience: Housing Operations Budgeting Issues. 91
1. Potential Expenses. 91
The Visions Experience: Payroll Costs. 92
The Visions Experience: Legal Costs. 92
The Visions Experience: Audit-related Issues. 92
The Visions Experience: Insurance. 92
H. Operations Financing. 93
1. Allocating Housing Expenses to Individual Residents. 93
The Visions Experience: Monthly Resident Fees. 93
2. Sources of Funding. 94
a) Social Security Disability Benefits. 94
Supplemental Security Income (SSI) Program Rates & Limits. 96
2019. 96
b) Other Family/Person-Served Contributions. 97
The Visions Experience: Keeping Our Housing Affordable by All 97
c) Other Rents or Income From Mixed Use. 97
d) Section 8 Housing Subsidies For Individuals. 98
The Visions Experience: § 8 Individual Subsidies. 99
Linked document: Housing Choice Voucher Administrative Plan 2019. 100
Linked document: Section 8 Participant’s Handbook 2019. 100
Linked document: Application for Section 8 Voucher 100
Linked document: Section 8 Voucher Income Limits 2018. 100
e) Energy/utility Assistance Programs. 100
The Visions Experience: Energy Assistance. 100
f) Fundraising. 100
The Visions Experience: Sources of Operations Funding. 100
g) Putting it all Together: Practical Considerations in Financing Operations. 101
The Visions Experience: Financing Operations. 101
The Visions Experience: Debt 102
6) Supportive Services
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A. Designing Supportive Services Plans for Individuals. 102
The Visions Experience: Individual Service Budget Issues. 102
Linked document: Sample Individual Proposal of Services. 103
Linked document: Sample Individual Budget 103
Linked document: Sample Individual Service Plan. 103
B. Providing Services in Supportive Housing Settings. 103
The Visions Experience: Providing Supportive Services. 103
C. Potential Sources of Services Funding for Individuals. 103
1. Medicaid Services. 103
Linked document: NH Turning 18 Medicaid. 103
a) The Area Agency System.. 104
b) HCBS Waivers. 105
Linked document: NH Medicaid. 105
Linked document: Medicaid Home and Community-Based Waiver Services. 105
Linked document Long Term Services and Supports Chart Comparing NH Waivers and NH State Plan Medicaid - 2018
c) “1001,” “525,” and “521” Budgets. 107
vi. He-M §1001. 107
vii. He-M §525. 107
viii. He-M §521. 107
d) Becoming a Provider of Medicaid Services. 108
Linked document: NH DHHS Provider Manual Volume I. 108
Linked document: NH DHHS Provider Manual Volume II. 108
Linked document: NH DHHS Provider Application. 108
The Visions Experience – Becoming a Provider 108
e) DD Waiver Services. 109
Linked document: Medicaid Home and Community-Based Waiver Services for Persons with Developmental Disabilities
f) Medicaid State Plan and Medicare Services. 110
Linked document: New Hampshire Medicaid State Plan Services updated 2018. 110
g) Title XX of the Social Security Act 112
h) The Service Agreement 112
The Visions Experience - Financing Supportive Services
The Visions Experience: Individual Service Budget Issues. 102
Linked document: Sample Individual Proposal of Services. 103
Linked document: Sample Individual Budget 103
Linked document: Sample Individual Service Plan. 103
B. Providing Services in Supportive Housing Settings. 103
The Visions Experience: Providing Supportive Services. 103
C. Potential Sources of Services Funding for Individuals. 103
1. Medicaid Services. 103
Linked document: NH Turning 18 Medicaid. 103
a) The Area Agency System.. 104
b) HCBS Waivers. 105
Linked document: NH Medicaid. 105
Linked document: Medicaid Home and Community-Based Waiver Services. 105
Linked document Long Term Services and Supports Chart Comparing NH Waivers and NH State Plan Medicaid - 2018
c) “1001,” “525,” and “521” Budgets. 107
vi. He-M §1001. 107
vii. He-M §525. 107
viii. He-M §521. 107
d) Becoming a Provider of Medicaid Services. 108
Linked document: NH DHHS Provider Manual Volume I. 108
Linked document: NH DHHS Provider Manual Volume II. 108
Linked document: NH DHHS Provider Application. 108
The Visions Experience – Becoming a Provider 108
e) DD Waiver Services. 109
Linked document: Medicaid Home and Community-Based Waiver Services for Persons with Developmental Disabilities
f) Medicaid State Plan and Medicare Services. 110
Linked document: New Hampshire Medicaid State Plan Services updated 2018. 110
g) Title XX of the Social Security Act 112
h) The Service Agreement 112
The Visions Experience - Financing Supportive Services
7) Other Living Expenses of Individuals
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A. Categories to Consider 113
The Visions Experience: Vehicles. 113
The Visions Experience: Other Expenses of Individuals. 113
B. Potential Additional Funding Sources of Living Expenses. 113
1. Individual and Family Resources. 113
a) Supplemental Needs Trusts for Individuals. 114
b) Pooled Supplemental Needs Trusts. 115
c) ABLE Accounts. 115
Linked document: STABLE NH Accounts. 116
2. Food stamps. 116
The Visions Experience: Funding Living Expenses. 117
The Visions Experience: Vehicles. 113
The Visions Experience: Other Expenses of Individuals. 113
B. Potential Additional Funding Sources of Living Expenses. 113
1. Individual and Family Resources. 113
a) Supplemental Needs Trusts for Individuals. 114
b) Pooled Supplemental Needs Trusts. 115
c) ABLE Accounts. 115
Linked document: STABLE NH Accounts. 116
2. Food stamps. 116
The Visions Experience: Funding Living Expenses. 117
8) Putting It All Together: Budgeting For The Individual
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Linked document: Sample Individual Budget [Enfield 1] 117
Linked document: Sample Individual Budget [Enfield 2] 117
Linked document: Sample Individual Budget [Farmstead] 117
Linked document: Sample Individual Budget [Enfield 2] 117
Linked document: Sample Individual Budget [Farmstead] 117
9) Developing and Maintaining Your Nonprofit Tax-Exempt Entity
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A. Creating a New Hampshire Non-Profit 118
Linked document: Forming a NH Non-Profit Corporation. 118
1. Identify Incorporators For the Corporate Entity. 118
2. Select a Name For the Corporate Entity. 118
Linked document: Name Availability Guidelines - NH 2019. 118
3. Prepare and File Articles of Agreement 118
Linked document: Fillable PDF Articles of Agreement 118
4. Prepare Bylaws. 120
Linked document: Application For Registration - NHCT-1. 120
5. Hold a Board of Directors Meeting. 120
6. Keep Good Minutes. 120
7. Keep a Binder of Corporate Records. 120
B. Seek Federal Tax Exemption. 121
C. Annual Corporate Housekeeping. 121
Linked document: NH Center For Nonprofits Webinar 121
Linked document: NH Center For Nonprofits Checklist 121
D. Board of Directors Issues. 121
1. Primary Legal Duties of Directors. 122
a) Duty of Care. 122
b) Duty of Loyalty. 122
c) Duty of Obedience. 122
2. Board Roles & Responsibilities. 122
Linked document: Board Service Graphic. 122
Linked document: Board Responsibilities Checklist 122
a) Consider Developing A Job Description For Directors. 122
Linked document: Sample Job Description. 122
3. Board Governance Best Practices. 122
a) Minutes. 122
b) Conflicts of Interest 123
c) Executive Compensation. 123
d) IRS Filings. 123
e) Public Transparency Obligations. 123
f) Contractual Obligations. 123
Linked document: Sample Joint Venture Policy. 123
4. Board Tools. 123
a) Dashboards. 123
A Sample Dashboard: 124
5. Board Growth and Change. 126
Linked document: Board Passages: Three Stages In A Nonprofit Board’s Lifecycle. 126
Linked document: Self-assessment Tool 126
Linked document: Tip-Sheet-Candid-Conversations-Board-Governance. 126
The Visions Experience: Board Issues. 126
Linked document: Forming a NH Non-Profit Corporation. 118
1. Identify Incorporators For the Corporate Entity. 118
2. Select a Name For the Corporate Entity. 118
Linked document: Name Availability Guidelines - NH 2019. 118
3. Prepare and File Articles of Agreement 118
Linked document: Fillable PDF Articles of Agreement 118
4. Prepare Bylaws. 120
Linked document: Application For Registration - NHCT-1. 120
5. Hold a Board of Directors Meeting. 120
6. Keep Good Minutes. 120
7. Keep a Binder of Corporate Records. 120
B. Seek Federal Tax Exemption. 121
C. Annual Corporate Housekeeping. 121
Linked document: NH Center For Nonprofits Webinar 121
Linked document: NH Center For Nonprofits Checklist 121
D. Board of Directors Issues. 121
1. Primary Legal Duties of Directors. 122
a) Duty of Care. 122
b) Duty of Loyalty. 122
c) Duty of Obedience. 122
2. Board Roles & Responsibilities. 122
Linked document: Board Service Graphic. 122
Linked document: Board Responsibilities Checklist 122
a) Consider Developing A Job Description For Directors. 122
Linked document: Sample Job Description. 122
3. Board Governance Best Practices. 122
a) Minutes. 122
b) Conflicts of Interest 123
c) Executive Compensation. 123
d) IRS Filings. 123
e) Public Transparency Obligations. 123
f) Contractual Obligations. 123
Linked document: Sample Joint Venture Policy. 123
4. Board Tools. 123
a) Dashboards. 123
A Sample Dashboard: 124
5. Board Growth and Change. 126
Linked document: Board Passages: Three Stages In A Nonprofit Board’s Lifecycle. 126
Linked document: Self-assessment Tool 126
Linked document: Tip-Sheet-Candid-Conversations-Board-Governance. 126
The Visions Experience: Board Issues. 126
10) Additional Resources
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A.. Guidance Materials for Housing Development Generally. 127
1. The Housing Toolbox for Massachusetts Communities. 127
Linked document: Housing Toolbox. 127
2. The Corporation for Supportive Housing. 127
Linked document: Supportive Housing 101. 127
3. The New York Joint Venture Guidebook. 127
B. Additional New Hampshire Resources. 127
1. The Housing Toolbox for Massachusetts Communities. 127
Linked document: Housing Toolbox. 127
2. The Corporation for Supportive Housing. 127
Linked document: Supportive Housing 101. 127
3. The New York Joint Venture Guidebook. 127
B. Additional New Hampshire Resources. 127