What is RAD?
Public Housing Agencies (PHA) use the Rental Assistance Demonstration (RAD) Program to preserve affordable housing and improve properties by “converting” their form of federal assistance to the Section 8 program. MH Homes will be a Section 8 Project-Based Voucher (PBV) community.
Project Based Vouchers (PBVs) attaches a long-term rental assistance to properties, so current and future residents never pay more than 30% of their adjusted gross income (total income minus allowable deductions) in rent. After a property converts to Project Based Vouchers (PBV), your public housing lease ends and you will sign a Section 8 lease with the “owner” who in this case will continue to be the Memphis Housing Authority (MHA). You will still have the same core rights that you have as a public housing tenant but will also gain new rights and protections under RAD.
Residents Getting Ready for RAD
Rental Assistance Demonstration
As a Resident of this community you will need to be a part of the process. Make the most of this opportunity to improve your development and maximize the potential benefits of RAD.
What Does This Mean?
When a development converts to RAD, PHA transfers ownership to a private-public partnership. This partnership will maintain affordable rents no more than 30% of household income.
Why is RAD Happening?
Public Housing Agencies have experienced severe funding cuts, resulting in a serious backlog of repairs. By converting to RAD, developments will get the funding and extensive repairs they need more quickly.
What You Can Do as a Resident?
- Organize!
- Attend meetings and ask lots of questions
- Encourage neighbors to attend meetings — help keep each other informed
- Be a part of the process
Changes in Arrangements
To Determine your form of Rental Assistance, you must enter your address in the search box below. Once you determine whether you are receiving a PBV Section 8 Voucher or Project-Based Rental Assistance, the Changes in arrangements chart will indicate the person or persons to whom you will direct your questions.
After RAD conversion, the procedures for addressing personal housing issues have changed. This chart includes a summary of these changes.
| After Conversion... | Project-Based Vouchers (PBV) | Project-Based Rental Assistance (PBRA) | |
|---|---|---|---|
|
|
MHA |
Property |
Property |
|
Who do I pay rent to? |
|
|
|
|
Who do I contact if my income or family size changes? |
|
|
|
|
Who will I annually recertify with? |
|
|
|
|
Who do I contact with questions about accommodating a disability or medical condition? |
|
|
|
|
Who do I contact for issues related to my lease and property maintenance? |
|
|
|
|
Who do I contact in case of emergencies? (flooding, lack of heat or hot water, etc.) |
|
|
|
|
Who do I call for repairs and work orders? |
|
|
|
|
Who do I contact if I want to find out more about applying for a portable Section 8 housing voucher? |
|
|
|
|
Who do I contact to request a reasonable accommodation? |
|
|
|
|
Who do I contact to request a transfer? |
|
|
|
Frequently Asked Questions About RAD
Accessibility
Is there a way tenants can see a list or unit layout that details what accommodations will be in the new units?
We do not have brochures with specific floor plans, however, all designated handicap units shall be upgraded to full ADA standard Units and all Units shall meet ANSI requirements including Americans with Disabilities Act – Title III, 2010 ADA Standards for Accessible Design and Section 504 of the Rehabilitation Act of 1973 – 24 CFR 8.
If a tenant needs specific accommodations that are not included in the new units, can they make a request for that accommodation? If so, to whom do they make that request?
Yes, the request for reasonable accommodation should be made to the property management office for all accommodations related to their unit. If they require an accommodation for their voucher subsidy, the accommodation should be made to the Public Housing Authority case manager.
Can tenants expect their accommodation requests in their current units to be addressed prior to the renovation?
Residents are able to request accommodations in their current units. Requests for reasonable accommodations are independent of renovation activities.
What documentation is required for me to have a live-in aide when I return to the unit?
This is addressed in the Administrative Plan of the Public Housing Authority.
What sort of counseling services will be made available to tenants?
This is addressed in the Relocation Plan. Please see below:
Advisory Services and Counseling
Relocation advisory services will include one or more personal interviews with each household. Typically, the PHA will survey residents early in the process to determine each household’s general relocation needs, and then provide additional counseling, services and information as specific issues are identified. The PHA will have plans and processes in place to communicate with families who are not proficient in English, and with people with disabilities.
At minimum, PHA’s advisory services and counseling will:
determine the needs of individual families;
explain the availability of relocation benefits and services, including the eligibility requirements, the procedures for obtaining benefits and services, and the amount of the replacement housing payment, if any;
explain the timetable for temporary relocation or permanent displacement;
advise the family of specific comparable replacement dwellings that will be available;
Can you please clarify what Supportive Services are, what they offer and how tenants can utilize them?
PHA established partnerships and MOU’s with several local agencies that will provide the services to the our residents. It is to be noted that the PHA, on-site property management, or BGC employees will not directly provide the services but that PHA will COORDINATE service deliveries with local agencies. BGC does provide limited relocation counseling for residents that are relocating under RAD to address relocation needs. This counseling is limited to finding resources for residents to facilitate the relocation. Notification of activities and events will be distributed to residents via newsletter, flyer, on the website, and other social media marketing.
Supportive Services Frequency
Monthly Activities
- Resident Meeting / Crime Watch
- Counseling for Individual Residents
- Food Pantry
- Community Event / Luncheon / Seasonal
Quarterly Activities
- Financial Literacy Class
- Life Skills Class
Annual Activities
- Career Training
Ongoing Activities (As Needed)
- Computer Lab
- Clothing Bank
- Medical Clinic
- Transportation
What accommodations for meetings and appointments will be available? (Transportation, computer and internet access, blind/deaf tenants)
Accommodations vary depending on the requests of the residents.
Transportation services are provided for supportive services accessibility.
How can I receive a ground-level unit (due to mobility issues and not being able to navigate stairs) in the place to where I am being temporarily housed?
Specify the accommodation on the Resident Relocation Survey.
Inform the Resident Relocation specialist when contacted for the individual relocation appointments.
Condition
Will management address pest and mold issues in current units before the relocation?
Residents should continue to submit work orders in their units, regardless of renovation status. All health and safety issues will be addressed.
Will there be any confirmation that the remodeled units will be free of mold when tenants move back in? If so, how will the mold-free status be confirmed?
If the scope of work includes mold remediation, a mold remediation report is provided by the remediation company that completed the work. In addition, all rehabbed units are cleared by the architect prior to occupancy.
Will tenants be held financially responsible for unit issues (damaged drywall, etc.) that will be repaired during renovations?
Residents are only responsible for tenant damage caused. In most cases, residents are not charged for any damage in the pre rehab unit. This does not mean that the resident may not be charged for excessive damages to the temporary relocation unit or additional damage to the pre rehab unit.
Who is obligated to maintain the units after renovations and who do tenants contact when issues arise?
Resident should contact the Property Manager or submit a ticket work order request online.
Original Move-Out
How do I go about requesting an accessible unit when I am moved?
Submit Reasonable accommodation Request to your property manager. Specify the accommodation on the Resident Relocation Survey. Inform the Resident Relocation specialist when contacted for the individual relocation appointments.
What documentation do I need to provide to show I need a live-in aide while I am temporarily relocated?
The temporary unit is assigned by approved bedroom size provided by the Housing Authority. If the Housing authority has approved a live in aide, the live in aide is considered part of the household and no further documentation is needed.
How will you go about providing a unit with room for a live-in aide, assuming I qualify for one?
This is addressed in the Administrative Plan of the Public Housing Authority. Live In Aide requests must be approved by the Housing Authority and a request should be submitted to the Housing Authority.
Post-Return
How do I go about ensuring I receive one?
Submit Reasonable accommodation Request to your property manager. Specify the accommodation on the Resident Relocation Survey. Inform the Resident Relocation specialist when contacted for the individual relocation appointments.
How do I make requests for special accommodations in the unit to which I am returning—bathrooms, cabinets, appliances, ramps instead of steps and such and what sort of time frames would I be looking at for replies?
Submit Reasonable accommodation Request to your property manager. Specify the accommodation on the Resident Relocation Survey. Inform the Resident Relocation specialist when contacted for the individual relocation appointments.
Responses should be received within 3 days. Accommodation approval or denial may take longer depending on the accommodation requested.
If my request is denied, how do I appeal that denial?
See Grievance policy in the Administrative Plan.
How can I receive a ground-level unit (due to mobility issues and not being able to navigate stairs) in the place to where I am being relocated?
Submit Reasonable accommodation Request to your property manager. Specify the accommodation on the Resident Relocation Survey. Inform the Resident Relocation specialist when contacted for the individual relocation appointments.
What can be done if no accessible apartments are available when it is time for me to return?
Every effort will be made to provide accessible apartments to residents that require an accessible apartment. If one is not available, the resident is placed on a waiting list, however, accommodations may be made for the resident in the unit in which they reside.
Will it be possible to be relocated close to the other MH Homes residents? We have a good community and we would like to maintain it after we return.
Residents have the right to return to the project, but not to specific apartments or communities within the project.
Communication
Can tenants have a list of who to contact for various issues and questions? For example, who should they contact about relocation issues, management concerns, accommodation and accessibility issues, etc.?
Residents should always contact the property manager for their concerns. The property manager is the best person to direct the resident to the appropriate person.
For Property Management, refer to the contact us page of this website.
For Relocation concerns: Contact our voice message center at 318-513-3317 or email relo@bgcadvantage.com
For Voucher concerns: Contact the Public Housing Authority
BGC can be contacted via https://www.bgcadvantage.com
When questions are asked, do they have to be answered within a certain timeframe? If not, can timeframes be developed to ensure prompt responses?
Emergency Maintenance Work Orders within 24 hours
Regular Work Orders within 3 days
All other requests within 3 days
Can communication be written to avoid miscommunication and misunderstandings?
There are multiple avenues of communication with residents. If a resident prefers to communicate in writing, they can make that request.
Extra Resources Regarding RAD
Below are a variety of documents that pertain to your residence at our property. Click any of the documents below to view.