Excuses are bridges that lead nowhere...
"It’s the first time we’ve had to deal with an opt-out in Delaware..." "This is all new to us..." We’re not a housing authority, but we’re going to do all that we can to make this a smooth process..." These are all sentiments that the residents at Greenfield Manor Apartments have been hearing repeatedly for the past two years. These statements could stand alone as valid reasons for some of the problems encountered as residents were transferred from a project-based subsidy to a tenant-based subsidy (vouchers). However; neglecting to solicit the input of residents on issues that directly effect their housing reduces the above statements to mere excuses. There can be no success without making mistakes, but the greatest error we often make is failure to examine the process.

Who cares?
Many organizations including, but not limited to HUD, tenants, housing authorities, government agencies and advocates which are involved in affordable housing should be concerned about the opt-out process. In particular, the recent opt-out at Greenfield Manor as it was the first in Delaware. The entire opt-out procedure seems to be void of monitoring devices. That is, there seems to be little emphasis placed on how certain decisions impact individuals.

Greenfield’s property owner has opted out of the section 8 contract and entered into a HAP (Housing Assistance Payment) Contract with New Castle County. So, NCCo now administers the enhanced voucher program for the residents that remain at Greenfield Manor. There is a great deal to be learned about this transition and the impact it has had on residents. So who is eager to listen to the people we all profess to work for, the residents?

As things go in our society, the Delaware Housing Coalition, the small staffed, grassroots, affordable housing advocacy group that we know and love, armed with their undying commitment to tenants rights and a couple of social work interns, partnered with the Greenfield Manor Resident Council in an effort to analyze the transition process. Residents were thankful that someone was not only willing to listen to our concerns, but also offering a path forward by examining the transition.

Gathering information...
The resident council met with DHC staff members and two Delaware State University Social Work Interns to discuss what could be done to improve the subsidy transition process. We decided that a survey would be a good way to solicit resident input and document responses in a quantitative format. The questions in the survey were designed to target areas where there may be a need for improvement. The decision was made to invite residents to come and speak with someone one on one. We also made arrangements to visit people in their homes if they preferred. The survey was divided into two categories, recertification and the inspection/repair process. All residents that wished to remain at Greenfield had to go through a recertification and their apartments had to pass a housing quality standard (HQS) inspection. These procedures had previously been done by Greenfield Manor each time a resident’s lease was renewed.

Social Work intern sees the struggle first hand...
Residents had been communicating their concerns about inefficient inspections to the council board members for months, so we had an idea of the types of experiences people were having. However, Terri was not prepared for the fear residents displayed when asked the survey questions like: Did they have any problems with getting needed repairs for their apartment, or were they told everything that would happen during the "opt out" by the proper officials, and what kind of treatment were they receiving from the staff at the apartment complex and county officials. It seemed like they were afraid to answer for fear of repercussions, and when they did answer, some would not sign their names to the survey (optional).

Terri listened to stories about the difficulties they have encountered with maintenance requests being ignored, the way in which the apartment management often threatened and degraded them, gave false information, and the multiple re-calculations of rent. A few residents told her they were afraid to leave their apartments for two reasons: while they were gone from the apartment, they might be locked out, or fear of maintenance entering their apartment and going through their belongings. Some residents wept out of fear and frustration as they reflected on the past years of mistreatment. Most residents commented that they didn’t want to get anyone in trouble, they just wanted to live peaceably in a clean, safe, and affordable home.

...and takes it personally
Witnessing the residents’ reactions made Terri feel angry and helpless that so many people, who are elderly or disabled are being denied one of the basic human needs – a home where they can feel safe and secure. Many of the residents have been in the complex for twenty years and, for various reasons, cannot relocate. The biggest problem is that there is little affordable housing available for persons needing low-income or Section 8 housing. The affordable housing stock was further decreased by the Greenfield Manor Opt-out because HUD permitted the owner of the apartments to not replace any of the Section 8 apartments that became vacant. So that when the opt-out began there were less than half the contracted number of units available for Section 8 use. The opt-out resulted in a loss of at least 70 units of affordable housing.

The real crime in our society is that instead of nurturing and protecting the elderly and disabled, we have a tendency to treat them as second-class citizens to be pushed out in an effort to increase monetary gains. Terri concludes: "I’ve been fortunate to intern with DHC and SWAT and have the opportunity to work with the Greenfield Manor Tenant Council. After getting to know some of the residents, particularly the council board I want to do whatever I can to assist. I can, at least, offer support in their daily struggle because tomorrow it could be me."

Survey says...
The survey results showed that while the transition went well overall there are still areas where much improvement is necessary. Most consistently, residents indicated that there needs to be willing and honest communication from management and county officials. The practice of unfair and disrespectful treatment of residents must first be acknowledged and then stopped. We plan to use the survey results to suggest solutions to the appropriate authorities.

Good, better, best. Never rest until the good is better and the better is best...
Learning how mostly elderly and disabled residents have been impacted specifically by this transition of subsidy and the entire opt-out process should prompt us to get involved. We can no longer look the other way, we need more groups, like DHC that are not only advocating for affordable housing issues, but also equipping residents to exercise their rights, to join in and support the efforts already being made. Other organizations can learn a valuable lesson from the six member resident council board and it’s faithful ally, the Delaware Housing Coalition. After every action, event or decision it is vital to come together with all parties involved and debrief. We must ask ourselves the question "How can we do it better?" Answering this question is the path forward. As we work together to find the answer we journey on the path to equality, justice and overall success.