Transcript Slide 1

H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Relocation
Under HUD Section 18
(P.S. - it’s not the URA)
Lee Satterfield Hamre, SR/WA, R/W-RAC
President – H.C. Peck & Associates, Inc.
IRWA Federal Agency Update
January 14, 2009
Section 18
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
What is Section 18?
Refers to Section 18 of United States Housing Act of
1937
Amended by Quality Housing and Work Responsibility
Act (QHWRA) of 1998
Governs Public Housing Agency activities to demolish
or dispose of part or all of a public housing project
Source: HUD Handbook 1378 Appendix 33
Section 18
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Activities Covered Under Section 18:
Any demolition or disposition of public housing
Demolition of public housing units using
Capital funds under Section 9(d)(F)
Section 18
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Activities NOT Covered Under Section 18:
Acquisition or rehabilitation activities undertaken by
PHAs
Displacement caused by acquisition or rehabilitation
of real property for federally funded project covered
by URA
Activities that are excepted by regulation or statute
Section 18
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Relocation Assistance under Section 18
Relocation Plan required
Payment of actual and reasonable relocation
expenses to residential tenants
Generally, no assistance to displaced businesses
Comparable Housing (no Replacement Housing
Payment)
90-Day Notice
Counseling (Necessary and Mobility)
Section 18 versus URA
Regs:
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
URA – 49 CFR Part 24
Sec. 18 – 24 CFR Part 970
Definitions: URA regs – 4 pages
Sec. 18 regs – 1 1/3 columns
Content:
URA relocation – 22 pages
Sec. 18 relocation – less than 1 page
Section 18 versus URA
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Replacement Housing
URA:
Offer Comparable – similar public assistance
(voucher, project based or public housing
unit) or from private market if similar not
available
Section 18 :
Provide Comparable – voucher, project based
or public housing unit
Section 18 versus URA
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Replacement Housing Payments
URA:
42 month period
Difference between old payment and new; or
Low income based on 30% gross monthly income
Gap payments between old PHA and new subsidized
Section 18 :
No Replacement Housing Payment
No Gap Payment
Section 18 versus URA
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Required Notices
URA:
General Information Notice (GIN)
Notice of Eligibility or Non-Eligibility at ION
90 day notice to vacate
Section 18 :
90 day notice to move
H.C.
& Associates,Inc.
Inc.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
Application of Section 18H.C.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Aurora Housing Project
• Aurora, Colorado
• Sale of 70 scattered
site units
• 52 single family homes
• Average occupancy over 6 years
H.C.
& Associates,Inc.
Inc.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
Application of Section 18H.C.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Aurora Housing Project, Cont’d.
• Application for Housing Choice Vouchers
for displaced residents
• No other PHA units available
• AHA supporting residents to purchase their
home or another property
Aurora Housing Project
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Issues:
• AHA had no written policy in place
• Less written guidance available than URA
• Less local HUD guidance available than URA
• Different AHA standards for public housing
versus housing choice vouchers
• Some displaced residents ineligible for
vouchers
• AHA cannot use monetary payments
Aurora Housing Project
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Solutions
• HUD is currently preparing guidance
• Assist AHA to prepare Section 18 policies
• Apply uniformly and document
• Use URA sparingly for guidance
• Remember Section 18 created to relieve burden
of implementing Uniform Act
Aurora Housing Project
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
Solutions, Cont’d
• Guide AHA to create same standards for public
housing and housing choice vouchers
• Residents that cannot be provided with
replacement housing cannot be moved
• Those properties cannot be disposed of or
demolished
• Identify problems like this early in planning!
Questions and
Comments
H.C.
& Associates,Inc.
Inc.
H.C.
H.C.Peck
PeckPeck
&&Associates,
Associates,
Inc.
A National
Land
Service
Company
AANational
National
Land
Land
Service
Service
Company
Company
H. C. Peck & Associates, Inc.
4001 Fox Street
Denver, Colorado 80216
(303) 623-6112
(303) 623-6301 Fax
www.hcpeck.com