A. J. Johnson Offers Live Webinar on Tenant-on-Tenant Harassment

person A.J. Johnson today 06/16/2024

A. J. Johnson will conduct a webinar on June 20, 2024, on Navigating the Challenges—Dealing with Tenant-on-Tenant Harassment in Multifamily Housing. The Webinar will be held from 1:00 PM to 2:00 PM Eastern time.

Attending a webinar on Tenant-on-Tenant Harassment is crucial for multifamily housing professionals for several reasons:

  1. Understanding Legal Responsibilities:
    1. Gain insight into federal, state, and local laws regarding tenant harassment and the responsibilities of housing providers in preventing and addressing such issues.
  2. Enhancing Tenant Safety:
    1. Learn strategies to create a safe and respectful living environment, thereby reducing the risk of harassment and ensuring the well-being of all tenants.
  3. Improving Conflict Resolution Skills:
    1. Develop skills to effectively mediate and resolve conflicts between tenants, which can prevent harassment situations from escalating.
  4. Protecting Property Reputation:
    1. Learn the impact of tenant harassment on the property's reputation and how proactive management can enhance community perception and tenant satisfaction.
  5. Minimizing Legal Risks:
    1. Learn about the potential legal ramifications of tenant-on-tenant harassment and how to mitigate these risks through proper documentation, response protocols, and preventative measures.
  6. Compliance and Best Practices:
    1. Stay updated on best practices and compliance requirements to ensure the property meets all legal standards and fosters a harassment-free environment.
  7. Enhancing Staff Training:
    1. Acquire knowledge that can be used to train staff members to recognize, prevent, and respond effectively to tenant harassment.
  8. Creating a Positive Community:
    1. Foster a positive, inclusive, and respectful community culture that can improve tenant retention and satisfaction.

By attending this webinar, multifamily housing professionals can equip themselves with the necessary tools and knowledge to handle tenant-on-tenant harassment effectively, ensuring a harmonious living environment and safeguarding their property’s reputation and legal standing.

Those interested in participating in the Webinar may register on the A. J. Johnson Consulting Services website (www.ajjcs.net) under "Training Schedule."

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A. J. Johnson Offers Live Webinar on Tenant-on-Tenant Harassment

A. J. Johnson will conduct a webinar on June 20, 2024, on Navigating the Challenges Dealing with Tenant-on-Tenant Harassment in Multifamily Housing. The Webinar will be held from 1:00 PM to 2:00 PM Eastern time. Attending a webinar on Tenant-on-Tenant Harassment is crucial for multifamily housing professionals for several reasons: Understanding Legal Responsibilities: Gain insight into federal, state, and local laws regarding tenant harassment and the responsibilities of housing providers in preventing and addressing such issues. Enhancing Tenant Safety: Learn strategies to create a safe and respectful living environment, thereby reducing the risk of harassment and ensuring the well-being of all tenants. Improving Conflict Resolution Skills: Develop skills to effectively mediate and resolve conflicts between tenants, which can prevent harassment situations from escalating. Protecting Property Reputation: Learn the impact of tenant harassment on the property's reputation and how proactive management can enhance community perception and tenant satisfaction. Minimizing Legal Risks: Learn about the potential legal ramifications of tenant-on-tenant harassment and how to mitigate these risks through proper documentation, response protocols, and preventative measures. Compliance and Best Practices: Stay updated on best practices and compliance requirements to ensure the property meets all legal standards and fosters a harassment-free environment. Enhancing Staff Training: Acquire knowledge that can be used to train staff members to recognize, prevent, and respond effectively to tenant harassment. Creating a Positive Community: Foster a positive, inclusive, and respectful community culture that can improve tenant retention and satisfaction. By attending this webinar, multifamily housing professionals can equip themselves with the necessary tools and knowledge to handle tenant-on-tenant harassment effectively, ensuring a harmonious living environment and safeguarding their property s reputation and legal standing. Those interested in participating in the Webinar may register on the A. J. Johnson Consulting Services website (www.ajjcs.net) under "Training Schedule.

HUD Proposed Changes to HOME Program are Comprehensive

On May 15, 2024, HUD published a preview of a Notice of Proposed Rulemaking proposing significant changes to the HOME Program. The proposed rule is expected to be published in the Federal Register before June, and public comments are due no later than 60 days after that publication. The proposed rule would make changes in many areas: Community Housing Development Organization (CHDO) Requirements: Major revisions to CHDO requirements are proposed to streamline processes and improve efficiency. HOME Rents Approach: A new methodology for setting HOME rents is being introduced to better align with current housing market conditions. Small-Scale Rental Projects: Requirements for small-scale rental projects will be simplified, making it easier for developers to comply. HOME Tenant-Based Rental Assistance (TBRA) Programs: The proposed changes will provide greater flexibility in TBRA programs, allowing for more effective tenant support. Community Land Trusts (CLTs): New flexibilities and simplified provisions are being proposed to encourage their use and effectiveness. Tenant Protections: The rule would significantly strengthen tenant protections by mandating a HOME tenancy addendum with a uniform set of protections to be included in leases of all HOME-assisted rental housing units. For tenants receiving TBRA, a streamlined set of protections will be required. Advanced Property Standards: HUD proposes incentives for meeting higher property standards incorporating green building practices, enhanced energy efficiency, and innovative construction techniques for new construction, reconstruction, and rehabilitation projects. Homeownership Housing Resale Requirements: Clarifications to resale requirements for homeownership housing are included to ensure transparency and consistency. Technical Amendments and Simplifications: The proposed rule will make technical amendments and simplifications to align with the changes introduced in the 2013 HOME Final Rule. These proposed changes are part of a broader effort to modernize and improve the HOME program, incorporating updates from the Housing Opportunity Through Modernization Act of 2016 (HOTMA), the Economic Growth Regulatory Relief and Consumer Protection Act, and the National Standards for the Physical Inspection of Real Estate (NSPIRE) Final Rule. Additionally, the rule updates citations to align with recent changes to the Office of Management and Budget (OMB) regulations at 2 CFR part 200. HUD plans to publish further rulemaking to ensure consistency across all regulations. The proposed changes are detailed in the Proposed Regulation, with further revisions anticipated following the implementation of the HOTMA and NSPIRE Final Rules. While all the proposed changes are important, what follows is a discussion of the proposed changes in four specific areas: (1) Small-scale housing, (2) HOME rents, (3) Tenant Protections, and (4) Advanced Property Standards. Small-scale housing. HUD proposes to add the definition of "small-scale housing, which would be defined as a rental housing project containing no more than four units or a homeownership project with no more than three rental units on the same site. HUD proposes this definition to permit these projects to follow streamlined procedures for income determinations, ongoing physical inspections, and written tenant waiting lists. The definition and the streamlined provisions would facilitate the participation of owners of small rental properties (e.g., accessory dwelling units, duplexes, triplexes, or other small rental projects) in the HOME program. For small-scale projects, HUD would provide an exception from requiring a PJ to adopt a more frequent inspection schedule for properties with health and safety deficiencies. If all health and safety deficiencies are corrected, the proposed rule permits but does not require more frequent inspection schedules. HUD plans to develop a specific list of deficiencies for small-scale rental housing that a PJ would inspect. The proposed rule would reduce burdens on landlords of small-scale housing by allowing for the reexamination of tenant income every three years rather than annually. Tenant-Based Rental Assistance: Eligible Costs and Requirements (24 CFR 92.209). The proposed rule would revise 92.209(c)(1) to eliminate the requirement that adjusted income be determined annually for families receiving TBRA. Because TBRA contracts are limited by statute to two years and must be executed every time a tenant enters into a new lease, the proposed rule would permit a PJ to provide TBRA to a family and not redetermine adjusted income during the contract s period of assistance. Tenants will be able to request interims when income goes down, but PJs will not have to conduct interims for increases in income during the contract term. Change in HOME Rent Rules: Unlike the current HOME rule, which permits HOME rents to be exceeded only for low-HOME units when there is project-based rental assistance, the proposed rule will permit HOME rents to be exceeded anytime there is project-based rental assistance. This change would apply to both Low and High-HOME units. Tenant Protections: The Department proposes significant revisions to the tenant protections and selection provisions in 92.253, consistent with the priorities in the Administration s Renters Bill of Rights. These tenant protections are based on the Department s review of existing HUD programs (e.g., the Section 8 PBV and public housing programs). To implement the tenant protections, HUD proposes requiring all tenants in HOME-assisted rental housing units or receiving TBRA to have a new HOME tenancy addendum appended to their lease. Among the proposed tenant protections: Leases will contain more than one convenient method to communicate directly with the owner or the property management staff, including in-person, by telephone, email, or through a web portal. The proposed rule will outline new tenant protections regarding the physical condition of units, including a requirement that owners provide tenants with expected timeframes for maintaining and repairing units as soon as practicable. When a life-threatening deficiency in the physical condition of the unit impacts the tenant, owners are required to relocate the tenant into safe housing, which may be either on or off-site. Families can reside with a foster child, foster adult, or live-in aide in the unit. The revised HOME Lease Addendum will include a section outlining when owners may enter a tenant s unit. Reasons include routine inspections and maintenance, repairs, and showing units to prospective tenants. At least two days' notice will be required, including the purpose for entering the unit. An exception to the notice requirement will be made for emergencies. The proposed rule would require that an owner who enters a unit when the tenant and all adult household members are absent from the unit must provide a written statement to the tenant explaining the date, time, and purpose of their entry into the unit. Properties with HOME funds will not be able to have separate amenities such as gyms, pools, spas, elevators, rooftop gardens, storage areas, and playrooms that only non-assisted tenants can use or access. Tenants can organize, create tenant associations, convene meetings, distribute literature, and post information at a project. The proposed rule would include new security deposit requirements. The security deposit amount could not exceed two months' rent, and surety bonds or security deposit insurance would be prohibited. Owners cannot terminate the tenancy of HOME tenants without good cause, and the rule outlines many examples of "good cause. Advanced Property Standards: All projects built or rehabilitated with HOME funds must comply with all state and local building codes. PJs will be required to perform physical inspections on an annual basis. Property standards and inspections will generally be done per NSPIRE standards. Carbon Monoxide detectors will be required in all HOME-assisted units. Although reconstruction is considered rehabilitation for the HOME program, the property standards for new construction will be applied to all HOME-assisted reconstruction projects. When entering a rental assistance contract, PJs must annually provide physical inspections of all HOME-assisted units. This requirement applies to tenant-based rental assistance only. The proposed rule would require the initial inspection of HOME-assisted rental housing within 12 months of project completion and once every three years thereafter. If deficiencies are observed in any of the inspectable areas, a follow-up onsite inspection to verify that deficiencies are corrected must occur within 12 months. The PJ may establish a list of non-hazardous deficiencies for which correction can be verified by third-party documentation (e.g., paid invoice for work order) rather than re-inspection. Bottom Line These changes aim to modernize and improve the HOME program, incorporating updates from recent legislative acts and ensuring consistency across all regulations. Owners should review these proposed changes thoroughly to understand their implications and provide feedback during the public comment period.

A. J. Johnson Partners with Mid-Atlantic AHMA for Affordable Housing Training - July 2024

In July 2024, A. J. Johnson, a renowned expert in the field, will join forces with the esteemed Mid-Atlantic Affordable Housing Management Association to conduct training for real estate professionals. This session, tailored for those in the affordable multifamily housing field, will be delivered through a live webinar. The following session is scheduled: July 16: Budgeting 101 for Multifamily Housing This comprehensive three-hour course provides a foundational understanding of budgeting and financial management specific to affordable multifamily housing. It will equip property managers with the essential skills to evaluate and manage operating funds, maximize net operating income (NOI), and ensure accurate financial reporting. Key Discussion Areas: Introduction to Budgeting & Financial Management:Importance of tracking income and expenses Overview of cash receipts, expenditures, reserves, and security deposits Evaluation of Operating Funds: Understanding profitability and return on investment (ROI) for rental real estate The Cash Flow Chart:Definition and significance of Net Operating Income (NOI) Owner s assessment of pre-tax and after-tax cash flow Gross Potential Rental Income: Calculation and importance of maximum rent income Vacancy & Collection Loss:Measures of vacancy (physical and economic) Impact of vacancies and collection losses on gross potential rental income Miscellaneous Income: Sources of additional income beyond scheduled rent Effective Gross Income: Calculations involving vacancy and collection loss and miscellaneous income Operating Expenses: Categories of operating expenses, including payroll, maintenance, utilities, and more Net Operating Income (NOI): Importance of maximizing NOI as a measure of management success Debt Service: Explanation of debt service and its impact on financial management Cash Flow: Calculation of cash flow and its importance in financial management Income and Expense Categories: Detailed discussion on various income and expense categories Budgeting:Types of budgets: operating, capital, and long-range Annual budgeting process and importance of quarterly updates Operating Budget: Monthly planning and detailed allocation of income and expenses Annual Budget:Historical vs. zero-based budgeting Review and approval process with property owners Capital and Long-Range Budget: Planning for future capital expenditures and long-term financial forecasting Summary: Key takeaways on maximizing NOI, effective budgeting, and financial management in multifamily housing Learning Objectives: Develop Financial Management Skills: Understand the basics of budgeting, financial tracking, and reporting. Maximize Property Income: Learn techniques to increase NOI and manage operating expenses efficiently. Effective Budget Planning: Gain knowledge on creating accurate operating, capital, and long-range budgets. Improve Financial Decision-Making: Enhance ability to make informed financial decisions to benefit property operations. Target Audience: Property Managers Financial Officers Asset Managers Compliance Officers in the multifamily housing sector Conclusion: Budgeting 101 for Multifamily Housing provides essential training for managing the financial aspects of affordable housing properties. By the end of the course, participants will be equipped with the knowledge and tools necessary to ensure financial health and sustainability for their properties. This session is part of a year-long collaboration between A. J. Johnson and MidAtlantic AHMA designed to provide affordable housing professionals with the knowledge needed to effectively manage the complex requirements of the various agencies overseeing these programs. Persons interested in this training may register by visiting either www.ajjcs.net or https://www.mid-atlanticahma.org.

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