NHA stays ahead of HUD wrecking ball
Examiner photo by Connie Clements: The Navasota Housing Authority strives to keep Allen White units updated and modernized to avoid displacing low-income families.
The Navasota Housing Authority public housing units at 553 Allen White Drive are approaching their 41st anniversary this year. If NHA Executive Director Terri Tates and board chair Dianna Westmoreland have their way, Allen White will be around to celebrate another 41 years of providing decent, safe and sanitary urban housing for persons of low income. Accomplishing that goal is not without its challenges, one of which comes from the U.S. Department of Housing and Urban Development.
At the Jan. 10 Navasota city council meeting, Westmoreland discussed those challenges saying, “HUD is basically plowing down all of the older house authorities, selling the land and displacing the people that live there. We have 50 families that live there, 50 apartment units, and we don’t want that to happen.”
She continued, “We are systematically working with our money to revitalize all of the apartments. We’re putting new floors in, new countertops, new bathrooms. We have stabilized all the foundations. When it comes to housing authorities, we are stellar and we’re producing an even better environment there.”
Other improvements include a new security system, accessible ramps at front door when required and installation of 220-dryer outlets and vents.
Work in progress
In their efforts to stay ahead of the HUD wrecking ball with updated, remodeled units, the work is done as units become vacant. At present, the NHA has repaired the foundation of 10 buildings, completed interior modernization of 14 units with two units 95% complete.
According to Tates, this is accomplished with Modernization Funds NHA receives from HUD each year. The funds are authorized by Congress and vary from year to year. Receipts over the last four years are as follows: $65,068 in 2017, $108,833 in 2018, $113,494 in 2019 and $122,215 in 2020.
Waiting list
Westmoreland said, “Yes, we have quite a waiting list of those wanting low income housing. There is a process and all applicants must pass a criminal and financial background check. Any individual who has vacated another HUD facility owing back rent is not allowed. We are balancing the existing residents with new applicants into the newly remodeled apartments to insure a fair process.”
According to Tates’ statistical breakdown, 41 units are occupied with six pending the application process. There are 82 applicants waiting for a one bedroom unit, some experiencing a 3.5 year wait. Seventy applicants wait for one of the 19 two bedroom units – with a 3-year wait. Thirty-seven have applied for one of 18 three bedroom units and six for one of the six four bedroom units.
The Authority receives a monthly subsidy from HUD of approximately $10,035, or $120,428 per year. According to Tates, this amount varies based on a formula devised by HUD and authorized by Congress.
Approximately $12,459 is collected each month in rent, for an annual total of $149,509, and includes lawn fees and late charges.
Rent is also based on a HUD formula rooted in the philosophy that no family will be required to pay more than 30% of adjusted income for rent.
The subsidy plus rent provides funds for the day-to-day operations. NHA is also required to subsidize a portion of the electric and gas utility and 100% of water, sewer and garbage costs are provided by NHA.
Performance rating
HUD evaluates all public housing authorities using criteria related to vacancy rates, unit turnaround time, completed work orders, annual unit inspections and crime tracking. A score of 90 and above is a High Performer, 60-90 is classified as an Average Performer and anything below 60 is a Low Performer, failing and considered a “troubled authority.” The NHA score for 2021 was 82.
Speaking on behalf of the NHA board, Westmoreland expressed their pride in Allen White and the NHA. The board is appointed by city council, is composed of Westmoreland, vice-chair Mac Vaughn and commissioners, Richard Grimes and Carol Garnett. Tates was hired as the executive director in April 2019 and Timothy Colbert became employed in July 2020 as a Maintenance Mechanic.