Bridging the Disconnect
Between Housing and
Services: Issues &
Outcome Measurement
• Douglas P. Koch, MAI, AICP Dauby,
O’Connor & Zaleski, LLC. (DOZ) Carmel, IN
• 617-512-6787, [email protected]
Overview of Discussion
• Disconnect between LIHTC Senior Housing
& Resident Services: Underwriting Issues
• Disconnect between Senior Housing &
Resident Services: Fundamental issues
• Outcome Measurements Defined
• Specific Examples of Senior Service
Outcome Measurement in our industry
• General Approaches to developing outcome
measures
Disconnect between Senior
Services & Underwriting
Affordable Housing Investors Council (AHIC)
Underwriting Guidelines Relevant to Senior
Services (http://www.ahic.org/tools-resources/)
• AHIC Requirement 122 - Experience of service
providers
• AHIC Requirement 124 - Financial structure
demonstrates public support and commitment
• AHIC Requirement 125 - Regulatory agreement
Disconnect between Senior
Services & Underwriting
Affordable Housing Investors Council (AHIC)
Underwriting Guidelines Relevant to Senior
Services (Continued)
• AHIC Requirement 126 - Demand for affordable
housing
• AHIC Requirement 127 - Reserve provisions and
underwriting
• AHIC Requirement 128 - Basic building
requirements (Unit/common)
Disconnect between Senior Housing &
Resident Services: Fundamental issues
•Place vs. People
•Only an Asset oriented business?
•Place matters to the life chances of HH’s, and,
successful human development affects place.
•Integrated approach, not either/or
• The opportunity for LIHTC leadership
integrating people with place: 1/4 million
Senior HH with Services & approximately
700,000 senior units.
• Improving investment
sustainability &
For those interested read “Investing in What Works for America’s
Communities by LIIF & Fed.Reserve San Francisco,
families.
http://www.whatworksforamerica.org/)
Outcome Measurement
• Outcome Measurement Defined
•Articulating the organization's long
term goals
•Indentifying Indicators to evaluate
progress toward those goals
(Standardized or Specialized)
•Implementing a system to track the
indicators.
•Analyzing the Findings
Outcome Measurement
• Outcome Measurement Defined
(Continued)
•Reporting the results to Stakeholders
(Funders & Partners)
•What it isn't:
-Not academic research
-Does not try to explain causality
-Not performance measurement;
which is more short term
• Usefulness: Metrics for program
corrections & social impact return
measurement
Senior Services & Outcome
Measurement in Affordable Housing
• Three Specific Senior Services Outcome
Measurement Examples in our industry
• Two General Approaches to developing
outcome measures
• Sources: Each example has web site
reference and contact person. Randomly
selected based on client and industry
relationships. No inferred recommendation.
Specific Examples of Senior
Services in Affordable Housing
• CPO, CPO Management Services & CPO Impact *
• CPO Impact developed a Impact/Strategic Logic
Model starts with Key Objectives, then Strategies
& Goals. Senior Program Example:
OBJECTIVE
Stabilized
Housing
INITIATIVE/PROGRAM
• Senior Service
Coordination
• At-Risk Resident
Intervention
• Referrals Upon Request
RECENT OUTCOMES
• Average 86% of Seniors
Utilize Services
• 95% eviction prevention
• 293 HH got basic needs
met.
* Community Properties of Ohio (CPO) Management Services is
the property management company for the Community Properties
Initiative in Franklin County. CPO Management Services is a
tenant-endorsed, community based management company that is
dedicated to meeting the needs of residents and the community.
Isabel Toth, President & CEO. www.cpoms.org
Senior Services & Outcome
Measurement in Affordable Housing
* Mercy Housing Resident
Services Impact
Measurement
Essential
Activities
Services
available
Outputs
# of
services
provided
Impacts
Short-Term
Impact of
the activities
expected at
the time the
activities is
completed
(often
knowledge
or attitude
changes)
Intermediat
e
Lasting
impact of the
activities
(often defined
as behavioral
change)
Long–Term
Overall longterm goal of
priority
program
* Mercy Housing has adopted an approach to the delivery and evaluation of services using program
models which outline essential services and related impacts.
Carol A Breslau, Mercy Housing https://www.mercyhousing.org/Resident-Services
Specific Examples of Senior
Services in Affordable Housing
H.S.2.b. % of at-risk
residents who stayed
in their home as a
result of receiving
support services.
Mercy Housing Resident Services Senior Program Model.
http://www.residentservices.org/documents/ResidentServicesSeniorL
ogicModelDecember2005.pdf
Specific Examples of Senior
Services in Affordable Housing
• Portfolio Resident Services (PRS) : *
•Categories of PRS Senior Services
• Educational Services
• Personal Development
• Health & Nutrition
• Neighborhood Advancement & Civic
Involvement
• Recreational Activities
* Portfolio Resident Services, Inc. was formed as a 501 (c)(3) nonprofit organization in April 2009 to
administer the Good Neighbor Program (GNP) which designed to promote personal and
community development through educational, social, recreational, health and nutritional
programs, provided at no charge to the participants. Executive Director - JOT Couch
www.portfolioresidentservices.org
* Community Properties of Ohio (CPO) Management Services is the property management company for the
Specific Examples of Senior
Services in Affordable Housing
• PRS: Example of Impact on Property Operations
• Increase lease closing ratios. PRS clients state that the GNP
program is the contributing reason for 26% of their lease
closings.
• Enhance relationships between property management staff
and your residents.;
• Improve renewal rates. PRS management partners report
29% of residents who participate in GNP extend their leases
by at least one year.
• Reduce turnover and expenses related to make-ready costs.
Move outs hit the bottom line at conservatively $3,000. This
means that a 5,000 unit portfolio can save over $750,000 by
just reducing turnover by 5%.
General Approaches to developing
outcome measures. SVT Group*:
From macro analysis to Potential Impact
• Examining where affordable housing fits
• Researched 60 reports detailing >100
existing experimental studies and mapped
out demonstrated impacts
• Focused on quantified and/or monetized
evidence and extrapolated social value of
AH portfolio; directly relating this to
investment to arrive at Social Return On
Investment (SROI) * SVT Group is an impact accounting firm providing
advisory services, education and R&D for value
driven organizations. http://svtgroup.net, Sara
Olsen, CEO, [email protected]
General Approaches to developing
outcome measures. SVT Group:
From macro analysis to Potential Impact
• Impacts associated with senior affordable
housing with targeted services: Delayed need
for institutionalization; reduced healthcare
costs.
• Proposed area for maximizing SROI: Retrofits
to existing Senior housing with services
•Model assumed all seniors have access to
resident service coordinators.
•APPROACH: Discovery (What is the intended
impact?). Measurement. (Toolkit.)
Management. (Create Processes)
Communication. (Feedback.)
General Approaches to developing outcome
measures: Transformational Index
• The Transformational Index* (TI)
measures social impact.
• The TI is a tool communicates the
real transformational impact a
project has on the ground, by
enabling organizations to understand
and
• articulate their theory of change and
then find measures that evidence that
reality.
*Transformational Index (TI) http://thetransformationalindex.org/, Shannon Hopkins,
matryoshka haus, Designing and delivering creative solutions for social change,
[email protected]
General Approaches to developing outcome
measures: Transformational Index
• How does it work?
•The Transformational Index is:
•a facilitator-led group experience•using a five hour program split across
two sessions• ..the first focusing on finding your
theory of change
• ..and the second focusing on
developing measures quantifying
that process.
Bridging the Disconnect Between Housing
and Services: Issues & Outcome
Measurement
Discussion. Questions.
Contact Information:
Douglas P. Koch, MAI, AICP
Director of Real Estate Consulting Services
DOZ |Dauby O'Connor & Zaleski, LLC
[email protected], Cell: 617-512-6787,
Direct 317-819-6132
501 Congressional Blvd., Suite 300
Carmel, IN 46032, www.doz.net