4.2 Partnering with Landlords
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Transcript of 4.2 Partnering with Landlords
PARTNERING WITH LANDLORDS
Beyond Shelter205 South Broadway, Suite 608
Los Angeles, CA 90012(213) 252-0772
National Alliance to End HomelessnessAnnual Conference on Ending Family Homelessness
February 10, 2012, Los Angeles, CA
Keys to Accessing & Retaining Rental Housing
1) Market the program
2) Proactively outreach and develop relationships with landlords
3) Advocate, advocate, advocate
4) Set clients up for success
5) Maintain good relationships
1) Marketing The Program
Marketing the program is one of the best tools to use in developing a pool of landlords and management companies who are willing to rent directly to your clients.
In many ways, you are “selling a product” in the open market.
Basic Incentives & Protections for Landlords
Tenant education
Home-based case management
Landlord backup – someone to call
Free, quick tenant referrals
Enhanced Incentives & Protections
Increasing deposit amounts
Protective payee services Example: Tabor Community Services (Shelter to
Independent Living Program) in Lancaster, PA
Certificated tenant education programs
Example: Example: Oregon Second Chance Renter Rehabilitation Program
Example: United Way of King County (Seattle) Ready to Rent Program
Enhanced Incentives & Protections (Cont’d)
Rent guarantees
Wear & tear guarantees
Example: King County (Seattle) Risk Reduction Fund/Landlord Liaison Project
Example: Salt Lake County, UT HARP Program
Eviction/unlawful detainer guarantees
Example: St. Stephen’s Human Services in Minneapolis, MN
Example: Grand Chance Program in Washington State
2) LANDLORD OUTREACH
Marketing materials
Agency or program brochures
One-page informational handouts or fact sheets
Letters written by partnering landlords
Client success stories
Media coverage of agency or program
LANDLORD OUTREACH (Cont’d)
Networking
Local rental housing associations’ trade shows
Nonprofit housing conferences
Board members and Donors
Warm hits/existing landlord partners
Informal opportunities: Always Be Thinking Housing!
Landlord Outreach (Cont’d)
Program orientations for prospective landlords
Breakfasts or luncheons at your program’s office are a good draw
Provide informational packets and program overview
Testimonials from participating property owners as well as families/clients are helpful
Participating landlords and property managers can also answer any questions that potential landlords may have
Have a sign-in sheet for follow-up after the event
To keep in mind when doing landlord outreach…
Do not be afraid of rejection
Be persistent
Make things happen, don’t wait for them to happen
Keep a positive attitude and expect success
Landlords’ relaxing screening criteria (e.g., overlooking an eviction) for your clients is not a violation of federal or state fair housing laws, which only cover protected classes (race, gender, creed, etc.)
3) Advocacy Strategies
Explain how prospective tenant has taken responsibility for past mistakes and can demonstrate positive steps taken to resolve those issues
Explain why because of supportive services past rent history will not necessarily predict future rental behavior
Advocacy Strategies for Overcoming Barriers (Cont’d)
Obtain support letters: e.g., from probation officer, local pastor, shelter operator, etc.
Poor credit is not necessarily due to not paying rent on time in past – demonstrate history of on-time payments (rent ledger or letter from former landlord; cancelled checks or money orders
Strategies for Overcoming Barriers (Cont’d)
Provide documentation from accounts in good standing (e.g., medical co-pays or premiums, car insurance payments, phone bills, storage facilities, shelter program fees, etc.)
Negotiating rents, deposits (don’t assume it can’t be done)
Subsidy set-asides; homeless preference
4) Set Clients Up for Success
Tenant Education
Tenant and landlord rights and responsibilities
Review lease terms, and create reminder lists based on simple translation of leases
“What will get me in trouble and (eventually) evicted”
“What is landlord or manager allowed to do”
Life Skills Education
Housekeeping – oftentimes, property damage is from carelessness and ignorance, not malicious intent
Checklists can be helpful here too
5) Maintaining Good Relationships
Follow-up with property owner or agent
Call regularly, get feedback on rental situation
Don’t just check in when things are going downhill
Keep your commitments
Respond within the time frames promised
Intervene/mediate when appropriate
Ensure committed home visits and case management occur
Maintaining Good Relationships
Keep open lines of communication, and create program tools and protocols to facilitate dialogue
For example, institute an “early warning” system with landlords
Sample communication tool: Hennepin County landlord-tenant-case manager communication agreement
Strategies for Addressing Problems
More frequent home visits and phone contact
Recalibrating case plans
Linkages with community-based resources and services, including rent-to-prevent eviction, detox, DV counseling, etc.
Landlord-tenant mediation
Addressing problems (cont’d)
Keep in mind: sometimes relocating a client is best for all parties involved
Relocation in this way can be a win-win: client doesn’t have eviction on their record and landlord or management company may be willing to provide housing opportunities for other clients
Maintaining Good Relationships
Go the EXTRA MILE
Host owner appreciation events such as a breakfast; present plaques or certificates
Send thank you cards from staff and clients
Get to know something personal about the landlord i.e. birthday, favorite sports team and offer cards, souvenirs etc.
Maintaining Good Relationships
Go the EXTRA MILE (Cont’d)
Recognize “landlord of the year” in agency newsletters and other ways
Be willing to “do favors” (e.g., to connect other tenants to services)
Send e-mail or snail mail newsletters to landlords keeping them up to date on program happenings, results, staffing changes, etc.
Maintaining Good Relationships (Cont’d)
Show them you value them as “customers”; ask for their input
Host annual meetings with participating landlords to get feedback
Send evaluation forms at the end of 6 months or 12 months in housing
Establish a landlord advisory committee