Industry sign banking oregon rfp myself
[Music] good morning my name is Dan Eliot I'm the senior policy analyst with organ Housing and Community Services for the Energy Services Unit this morning I'm going to be meeting with Oregon ITA partners to discuss the manufactured housing in this port in the state and its critical role in affordable housing and what they can do to help assist in that platform we're dealing with today good morning I'm Ken fryer with manufacturers communities Resource Center we're here today to work with the folks from Oregon ID a regarding manufactured homes and alerting them to the resources that are out there throughout the state for mediation and for just general education of rights and landlord tenant statues and we're looking forward to furthering our influence and reach across the state about the conversation since it first we're hoping that the opportunity to share the depth of knowledge in this group and our organizations and in the larger asset building community the survey we sent out about today's meeting that will space make suggestions for other subjects that might make it topics for this collective space so keep that in mind what what are you guys interested in getting a lot more in-depth on there's been growing energy over the past few years to address the needs of folks who live in manufactured homes population whose incomes are largely in the lower income ranges these are people I DNA initiative providers are well positioned to serve where they're not already sort of being that Oregon has been a leader in moving the conversation forward about manufactured to the affordable housing space looking at ways to bring resources to bear to improve it or clacey to state having so much of that lifespan resulting in unhealthy living conditions older stock is also general generally very energy inefficient and costly to residents in the environment the idea for the panel emerge from how often manufactured home replacement was coming up in RFPs work plan conversations and the statewide housing plan it's an asset that position for the kind of resource stacking that we all like to see work better for our participants and is necessary in all areas of the asset building world there are three bills we begin the legislature I think we'll hear a little bit about that that would add to the resources that are already available as well today we hope to do a few things we want to provide an overview of the landscape of manufactured housing in Oregon this housing stop is a critical part of the affordable housing stock much of it if not most of it in need of repair or replacement we'd also like to as I said share information among the fo body for organizations who are already working in this space for echoes who do homeownership but I haven't looked at the manufactured home space yet and for fo to work another asset but in this clients undoubtedly intersect with this population ideas and the support and education your program to provide could be a critical bridge for bringing a loan to an affordable level for improving the risk profile so lenders who are trying to create better and safer loans and helping savers to make the best possible choices for themselves and their assets where can you all share resources especially in thinking of our education and finally look at how HCS can support and resource at Bo's as a source of funds but also research connections to residents and a contact point for statewide resources like energy miles so with that we'll be hearing from our panelists so we have Elliott Brian Calley and welcome Lauren so we're gonna start with Dan and then accurately from all of our panelists we're going to have time to have some conversation so think of other questions that you have about the look at that it works Stacy good morning and I just wanted to thank you for the opportunity to solve a opportunity come in here and share some information about this very important piece of the collective units that we're looking at it regards to manufactured homes my background stems 25 years in energy efficiency and work around low income weatherization and building assistance clean energy green energy I've seen a lot and I've been with the Department for about 17 years now and give you a little bit behind kicking the can I call this at the moment and just to set up kind of a kind of where all of this serendipity thinking came in for me this is me 27 years ago so I was an energy auditor supervisor for one of our Community Action agencies and this is a manufactured home your Forte's of which I went out to to replace windows unfortunately I realized I needed to replace the entire wall in order to put the windows in that 25 years ago was a manufactured home that was already 30 years old so when I looked at that we spent about $8,000 of that money 25 years ago to do that manufactured home and one of the things that I saw recently I as years went by became the state director for the weatherization assistance program and this agency came to me about several years they've got that seven years ago to ask if they could be weatherized certain units and we do allow that from time to time this was one of the units that they submitted to me I go that seems very familiar in original to me and I went that's still there and I mean you've got to became me it's still there and it was still it was a rental at the time and they wanted to put upgrade it and put another probably ten thousand dollars into the unit at the same time so over that span eighteen thousand dollars for a unit that probably was no more than three thousand dollars and it was a rental nonetheless now it's a good thing this is good work because it's keeping some affordable housing in place and it's keeping some shelters at the same time but when we were looking at this housing stock they were really intended to last more than 35 maybe if so I began to ask the question is this the best use of our resources is there another way that we could use the resources yes it's important to do to work on the homes and upgrade them but can we do some more work to move folks into ownership with that fact how can we get them into healthier more efficient long-term buildings I'm sure you see that so let's let's give you an overview of the state and the conditions of what we're looking at so as far as the numbers these are the numbers specific to Oregon 8% living about 140,000 of these are in the state to give you an idea 140,000 units are this thing eighty thousand of those are we like to target them as pre-1980 HUD code which means these buildings are not built to anything that we would recognize a standard building code these are two by two studs I think you can see in the picture back here I actually had to cut those two by fours down to two by twos so I could get them get into the frame of that we're talking staples glue adhesives this is what's holding things up or it causes lots of other problems so that's working now when we're looking at how do we folks into home ownership which is where the IDN comes in and it can also do the repair fees to this easier and easier for the national members 77% of manufactured home ring residents on their homes but a good majority of those are renters as well 61% of other types of own their homes so when you look at that that comparison what we're looking at it comes down to the way that they have to finance these buildings right and all that our as well you're looking at buildings that are not on land and so they have to look at financing in the form that we would call chat loans you may or may not have heard of those these are very high interest creating loans to purchase much like purchasing a car it's in the same the same venue it's not a mortgage type of building and less than building yourself a property that I can get a new code or you know I had that there's a federal manufacturing specification things have to be built - in the early versions you had things like aluminum wiring and things of that nature that were hazardous so I was a 7-6 74 whatever they they created a federal standard for manufacture in terms of the material use in terms of plumbing and wiring all of that and it's probably it's the only federal regulation for any kind of housing in the country everything else it's basically whatever the state county but if you're building a manufactured home that home will have a tag line saying these federal standards and you know so it's I think why you build it off-site they build it off-site and move it to a site it's gonna be a manufactured home of some kind that's the problem the easiest way to look at it and you'll see that they'll call you'll hear trailers you'll hear mobile homes and your group manufactured homes in Oregon and code they actually break it down to identify so if you've got how many other days if it's I think it's 58 unless it's a trailer and then 59 up to 1990 is a manual and then 90 and on they call many factor homes which is interesting but when you see the buildings you go oh yeah okay I get so many different standards different conditions to follow up question when was the last time the federal guidelines were updated because technology is a thing and building innovation is it probably have to ask somebody in building codes but it's no there's really not a lack of information and keeping them abreast of the new technology says their tiny homes they don't fear most for the most part they don't bear that federal tag they're built and there's really not a lot of the reason they could be built to federal standards and not be more durable and naturally sacrificed a lot of cost the last movement was around 2000 is where they were and so so what are we what you mean to 2019 so don't give me an idea of how and constantly Morgan we're both always progressing with codes they're always changing changing especially with the energy efficiency reasons so there you can see this is a very affordable housing even the energy-efficient ones that they have today very good I would purchase one of these for my property they are and they're no different in fact there are a lots greater in some ways and some of the stick build stretchers as well and they're incredibly so looking at that this is where they played that part in first-time homeowners when they play that part with Bridget bringing people into wealth building there's one thing where we can do the repairs of these things but there's another piece where it's like okay we'll always have that we'll always need to do that but what about getting folks into some wealth builders taking a little step further right what do we need to do what's - how we jump that for them just just a money the water is even further you may have heard the term popular home so a modular home is a home that's built in a factory but built to local building code so it's distinct from a manufactured home so modular homes and manufactured homes are both built in a factory so built not on this night board they'll ultimately go in a controlled environment modular homes are built to building code the manufactured home is built to this national hot code and then both are to the back when did you find out we old their homes the ones that are creating actually something to you can't get them so the homes you see in most of these properties you're not there and there is still there for that reason there's a so there's a little breakdown this is a little old data but the information isn't that much different from the following year just to show you the difference in the cost here at work and right so we're looking at first-time homeowners and we're looking at the moving folks online income into this is a pretty popular venue one of the things we saw was a doubling in 2015 and 16 and our first-time home ownership program for first-time homebuyers those that purchased manufactured homes it dealt with from like twenty three percent to fifty four percent was amazing we went what's happening here and that was just as the recession went away and folks movement back in this is what they were purchasing or demographic information there's a there's a threat data in here and I encourage you guys to grab hold of this and hold on this information it's good for identifying the population were looking at median household income this is national these are pretty consistent under the race and ethnicity snap benefits we added on there as well where the conditions right so this is why we looked at those we broke it down into that pre high and so this is specific to Oregon so you can have a very good idea of what we're dealing with it as far as this housing stock is involved right so there's a hundred remember 740,000 under 40,000 of these units eighty thousand of those a hundred and forty thousand are pre nineteen eighty structures okay we're moving on another ten years and they will move into the first level of ship up state housing they will though they'll become historical building first tier okay when you think about that so we're looking at that okay that's becoming interesting yeah so that's what other level of going on but you can see the conditions of the homes it just keep in mind the building there's always a where are they this is a great piece of data so if your service territories on here which it is to take a look at your counties and though it's really small but when you grab it you can take a very good view with the counties and what the main okay yes yes all the amounts like oh my god I write this out it's okay I'll get it to you guys month so it's the this this does break it down this is data that we use to on our mapping to Joseon so towards the end here but this breaks it down but you know how the manufacture come to make up how about what's the percentage of manufactured homes that make up the building stock in that County along with single families and multi families and so some of these counties you can see yikes there's quite a bit right this is a this is a housing choice we broke it down by parts to over 1200 parts so we also took that information and we did some mapping and I'll share you with this it's an interactive map it's that I'll provide for you it's on our website and you can go in and you can actually find we've we have the benefit of knowing exactly where every manufactured home is in the state the owner the condition of the house a certain condition we don't hear how many bedrooms what it keeps with other things so we have this great data that most states do not have we've consolidated this so we know that you'll see there's a tool that we've provided that we know where we know where this is we've got a very good insight on the what we're dealing with for this housing stock so we got eighty thousand they said that was pre nineteen eighty sixty thousand of them are low-income so we take sixty thousand of these these these units when I was talking to utilities on the energy efficiency side they took sixty thousand units that were pre nineteen eighty they were going to improve an energy because they only had an inch and a half thick wall there was nothing you could do when those heating systems they weren't going to be a sieve to the grid and so when they put sixty thousand units in their brain that's the size of Eugene and Springfield if you replaced every residential unit multifamily and single-family with manufactured home now if you had that land in space you have a problem for your grid on energy use you want to do something about it right so when you look at it from an enterprise piece they're motivated and they went oh gosh it's better to invest in these homes this is where they begin to set side aside money Bonneville Power the utilities they get it now so they're looking at this housing stock and going we need to do something here about this housing stuff in a big way lecture the same way we improve cars you've got to do something about these as with for more reasons than just energy so that mapping off that map that you'll see here is an interactive map that goes down to the census tract level that you'll have access to at the end of the day here and this map of how you see the darker blue is down there what we do is we carefully balance that with how many people were low-income and how many people landed into a pre-1980 home so the darker th
blue that's where our hot spots were low-income with buildings that were pre 1980 here's your annual median income gives you an idea for the households we call the largest source of naturally occurring affordable housing for those of you that know Vanilla's average possible single wife 42,000 this is a lot of hidden secret low income weatherization assistance program has anybody ever heard of that yes okay it is the largest manufactured home repair program and nobody ever earn about predominantly most of the work that we did I pulled the data from our weatherization assistance programs over the last few years and I said what's the makeup of our completions I mean how many what to do how many single families are we doing how many manufacturing homes are we doing Wow mhm main faction homes single building a site built those are state built on the properties and then multi-fit awake on the left you see that percentage for manufactured homes right it's increasing so 2018 it's 52% okay so when you're looking at that that's a pretty significant work so we went oh my gosh the majority of our work and effort is just coming into our doors we're not seeking them out this is who's coming in and asking for the need and that needs to help so we're looking at that's the housing stock that we need to address and look at here's the other thing so I said well let's break it down by county a break la you might recognize the agency names over there you've probably partnered with many of them and I'm forging to partner with them in this case as well because they have grant money to do this type of work thicket also work with a customer as well with the idea there's your counties you can see Jackson County and Kurt Deschutes in Jefferson at seventy one percent eighty percent but yeah quite a bit in those territories right I'm still like those never sit there he'll give you an idea okay is everybody I bought their counties yeah okay so challenges long-term control over the land beneath the manufactured homes home and installation quality mortgage another key five out of quality financial products Marion talked about the chattel loans they can't get a mortgage what are we doing about it there are programs we're doing the best we can we really we're doing better too there's some things coming up in the session and we'll making some crossovers in regards to how you might be able to better stack our programs and the font and the financing and how we do this so these are all programs that currently impact manufactured homes and those buying those that live in mental the governor's interest is significant executive order 1720 this was in December of 2017 she directed our department as you can see including a manufactured home replacement program through pilot programs administered if she gets it she gets it so do the legislators not legislature so far there's legislators but so we are moving into some pilots energy trust of Oregon is doing some pilots and as well they get it as well their motive they're they're motivated to move towards that as well you'll be really probably different pounds a little bit about this these are some of the goals things that we'll be doing with this manufactured home replacement this is difficult work to give to difficult populations but not to work with but to get their right to bridge that and that's what we're doing the traffic ice breaking this is a sample of the loans that we're looking at right now have a breakout at 312 for that monthly loan payment that actually is going to be lower you've got to get that under 200 when you're looking at fixed incomes which is where we need more statute we need to stop some sort of cooperation that these are the outcomes we'll be looking at workforce developments included health benefits cost savings of stuff that records here working with empty trust time as well as us crap three let's talk about the legislation there's one bill up here that's missing 2893 playing 93 it is also a bill but it's not bringing in money but what it does do is it directs the American housing community services department to put together a workroom committee to constantly address the issues of manufacturing housing and what we can do to address it and so that's 93 94 95 96 96 3 million for a loan to nonprofit community GFI's establish acquisition fund for may infection home parks another half a million administered by our the perfect French grants to homeowners today I'm going to take 80% and there's a two million supplemental home loan program provides support and homeless for both new energy-efficient reinfection so there are there's interest a there's movement and these have legs there are native two ways and means and there's a organ manufactured remember that assessment we don't if you want me to go to this link when you get there you go fencing and it okay that's the first page in the far bottom [Music] so this website is the one that you can go in and interact with right down to the hauswirth top level to see where these units are it provides demographics status and conditions of the buildings actually your honor go back to her on a sub page okay oh yeah why it's making this jump okay so on this okay so over here you can get anything you're pretty close here on this one you can click on in here got the manufactured parts see guys it clicks on parts there there census tract information so you can get breakdown to click on this community here is your census tract area for that area decision to make up housing stock median income 3 1980 what do you think there's lots of other layers on this map as well so I encourage you to go on here and take a look use it to your advantage [Music] plain who we are you can find us on the web by just googling MTT RC / Organic comma organ and it will take you to our website that will get into the mapping but more than anything else that will give you a lot of information on apart of directories that you can find out who the players are and where the parks are if they're in the vacancies we're sort of a cross between age and information repository where we answer questions above landlords and tenants regarding an expansion home parts we're not attorneys what we do help them understand statute we do a lot of referral work to places like DEQ and or legally depending upon what you find the other part of us were sort of evangelist for radiation we try to keep people in their homes and selling things out of court and we worked with we have 16 or so partners in various parts of the state so we'll have and some of them are nonprofits summertime two of the local county government but anyway they're more or less farm that mediation capability because there's only one of me and half of another person right now we're working on more people but what it has shown me and one of the ways I have related to it is from time to time we'll have someone come in and they'll show us their contractor their bill of sale for all and maybe they've got a dispute or they don't understand anything and he'll they'll ask us to to help interpret things and we find that many of the families are having down payments of fifteen and twenty thousand dollars and so there is a market there but they don't quite understand or the financial institutions time you know that this is a sort of a last resort for family and snap the most prominent part of their business said and it's overlooked often times but you know I can relate to that those individuals that are you know really I it's very impressive to me that they can garner fifteen or twenty thousand dollars to put down on a home and how I related to it is that growing up in Detroit Michigan my parents is somewhat of a similar immigrant experience of they moved from Pennsylvania to Detroit because that's where the jobs were I have an older brother and sister that are six years older than me seven six and seven years older than me the point of it is is that my dad worked five to five years he worked two jobs in a factory so that we could be in a home and all of us there were five of us all of us have all we bought homes always been homeowners and the other thing is they we banked with the bank that made that initial of all vitals until that Bank was absorbed to whatever but we all got loans and hand checking accounts that manufacturers and oh man and all the people around us we lived our first home was a little suburb Detroit called Hamtramck that was age by percent polish and all those people had ties to banks same story so there is a market there and that same dedication and that same desire to be homeowners I see that same desire and finding the people that I see in these parts that I recognize from my dad so I think it's I'm really glad that these programs are now appearing what we do what we can do because we do go to parks we help them organize homeowner groups so that they can begin to educate themselves to understand what statute is and you know understand what their rights are and also understand you know we promote the weatherization program like crazy because we get complaints from landlords saying their homes are in disrepair or whatever and there are we have a basic cataloged all these there's somebody want programs now we're going to have to identify those and put them on a card or handout to give visibility to the ID a program and what there's a shoe the Casa because we're constantly out there constantly making contact either by the phone or through our mediators we do exist been around since actually nineteen eighty nine of the probably one of the best-kept secrets and state government of the mediation just for your own information that's no charge to either landlord or tenant and we've looked at some of the shortcomings of homeownership in manufactured parts because there are different sets of laws and after right now there's a bill and the legislature now to support an attorney that will be dedicated to manufacture common parts so we're making progress there but I think it's becoming more more a good investment and there are people there that want to grow and want to watch skin in the game have any questions we have a website and we'll definitely have a chance for questions sure so good morning again my name is Brad Shelton Kelly and good neighbor works a lot so they work some quite a Community Development Corporation in Southwest Oregon most courts focused on Douglas whose curry Jackson Josephine and some parts of southern Wayne County so we're primarily a rural focused organization we work in affordable housing developments homeownership creation and promotion economic development and a game program Carlos the Sammy so we we've been engaged with manufacturer housing issues a couple of different fronts for I think we're coming up on about a decade I think we realize that you know in our communities manufactured housing was an important part of the housing stock needed needed a different kind of approach to it because as the data points out it is the largest source of unsubsidized affordable housing in many of our communities and so so we we've worked on a couple different fronts so Home Replacement both land owned by homeowners but also starting now in parks Park preservation and home repair and homes for rehabilitation in each of those each of those is is a is a different approach and all have their own unique challenges and quirks but I think we we really see them as all all-important because they all help support the overall goal of providing better quality of life and housing conditions for folks did you reiterate the further people who are instantly are just the difference between the types of land that should hold our on show because it's a significant issue is your why County thank you so so sure so generally you know generally we see two main types you know land that's owned by the owner so what we call you'll be simple land so this is this is land that's owned or or can be purchased or or leased land or leased Lots generally in the context of a manufactured home apartment so where some an owner owns the land leases a spot or a parcel or a lot to to the homeowner or to the occupants in exchange for a month monthly rent essentially - to be able to occupy that space and that's that's that's really different you know on the land on the fee simple title to it you know that's so that's a real asset land is really an asset that can be either leveraged or or or contribute to the overall you know financial condition of the household of the family in a leased lands situation you know again the the person that made on the unit doesn't necessarily own the land under it they visa from another owner and I think Lisa will probably talk about the president of coop model which is which is a way to kind of address that underlying land ownership and some of the inequities that come with I think one of the things we're seeing in one of the reasons where we're addressing this as a field is we're seeing kind of a transition from parks that may have been owned by families for several decades a few generations where that family may have had close ties to the residence so things sometimes but I think we're seeing transition to parts that are owned by economically motivated by their owners or investors who may not have the same ties with the community and may have different objectives and their ownership of the land and so where has a non-profit we're kind of exploring that profit owned model and then there's the resident and again so when you dope on the land your financing options are are very different so you're generally working with personal property type loans which are generally higher interests order term and and with a broader you know a lot of a lot of the a lot of the financing that's available for manufactured homes that are on leased land or or in parts those financial service companies are very intimately tied to it related to some of the dealers and the actual you know the the companies that actually produce the home so on the back end a lot of the manufactured home industry is very Berkeley and integrated it may not seem seem that up front but on the back end there's a lot there's a lot of crossover and it's it's a it's a successful economic modeling for a lot of investors but doesn't necessarily benefit the lower or moderate income people now we're typically working with and yeah so that's that's one thing we're trying to address with yeah Gregory so the end and then on top of that they have to say so yeah so the so if you're in if you're releasing land at a park generally I'd say your ground lease or your lease view would cover the property taxes but because the unit is personal property there's personal property taxes so so that is a cost that households or owners have is profit it's personal property taxes are excuse me personal property taxes which you know I think different jurisdictions have different rates but you know that's that's not it's not insignificant and I think one thing we've seen is especially so a newer unit is worth more and it's probably going to be valued more than an older unit so the differential and what someone may have been paid in personal property taxes but that old unit - what they're paying now could could be could there could be some tape and chalk there even if the total amount isn't terribly much something to consider what about the utilities you know with leasing is it that it's regulated to work like there was the regular regulations that you have to provide the sewer water so don't I don't good question I don't know if there's anything I don't know about the regular there are statutes that's they have yeah power water and sewer many times electric utilities have supplied and paid for by the tenants directly but typically the water connection and sewer our calendars city or state sorry and what they'll did the right so a lot about typically the water line comes into the parking you have one meter and so what they'll do is they'll just go ahead and let the people have to sign there as well if they have pedestals for the electricity - so investor and investors are not reducing the leased space for when they're putting part of that whole process of going to the sub metering after the count contribution people were pain when that utili
y with the water within the statute requires their water whatever so I think you know some parts over our broad kind of lessons learned in this work and in terms of home replacement since every family situation is a bit different our replacement and interventions have really had been tailored to meet those family's needs and situations so so not only might they're right there to the physical conditions be different so you know lots might be different sized or have you know failing septic systems that need to be replaced or survey or title issues that have to be worked through you know the family's financial capacity and background and characteristics are different so in a way we've had to have each project was an artisan or a niche kind of project so I we haven't quite been able to figure out how to say okay here's the here's the product or the program of a service that you know one size fits in right and you can just happen to this I think another thing in Home Replacement that we've really learned is there's there's a lot of coordination that has to happen so again we're getting a unit that's made in a factory delivered to the site there's a lot of other coordination that has to happen in terms of site prep accommodations installed until he connections reparative permits that have you needed from it you know so city of Roseburg we got to get a plan review permanent and our County to get a placement permit and there's an electrical permit so there's all these different moving parts that adds complication and it may may I think one thing we've realized is it's complicated for us were kind of practitioners in this field without a navigator kind of function for families this is very difficult to figure out on the road especially the sequencing of the work but also kind of all the steps that have to go may I ask a question yeah can that part of the process be kind of you know put somewhere a piece of paper or a model or something that you know just permitted because like you said you know I mean it's hard to navigate that so so for even though each community is going to have different permits there are some that are the same across the board we could create that kind of a lot open yes I think that's one thing that we're looking at it but manufacturer has a steering committee it's kind of document document document document some of this work so those kind of tools that we then I think also just navigating the various resources and incentives or subsidies that might be out there again it's complicated process is probably three dozen new GoPro good products they trust Oregon incentive and the investor owned utility footprint there's various weatherization resources but having someone that can kind of put all those together in a package that makes sense because is busy like that that's the else so can you so we are so our low packager has been working with a family in a branch which is the president Grossberg on a using the fiber to direct loan pilot capacity to replace their unit it has not been fast there one so the USDA a few years ago and allowed or didn't be in this pilot there's a legislative changes that were needed we've got those last year and slowly moving through Lisa might have more updates and I know there's some there's been some technical challenges in some infrastructure challenges with with the 502 program in this particular case so it's a it's a potential tool but I think we need to put a lot more beta testing of it to actually get it implementable but it is it's there and that's just one other sense that we need this is a good spot to have we said give us a little update on Casa and we in 2008 a a certified technical assistance provider under the rock us a model in Rock USA is a national organization that was based on the campaign model where they are we take manufactured home parks form a cooperative out of the residence and help them purchase the park so that that's right Express and so since that time we've been working with different different parks throughout the state to go ahead and make them into guys none of you so today we have 14 communities and they're all over the place they're in both teams there have been more entombed they're on board then they're everywhere and how it comes to us is that through Ken's departments they passed a law an opportunity to purchase a few years ago where any owner of apartments they're going to sell their part we used to be able to just do these 1031 exchanges you wouldn't even know that the park owner should have changed hands if you were resident in the park except that maybe there was a change in cotton management and where you would send to chat to so opportunity purchase language says that the owner has to notify the residents that they're going to sell the park and the residents have to be certain window of time to go ahead and put in an offer on that part and the owner can't offer it to anybody else except the residence so what we get that notification because it goes to Ken Ken that boards about us frequently the residents have already had the the notice and in their notice it says contact us if you have an interest in purchasing apartment so we then will try to get information from the other about the operations of the park what their costs are how old the park is all of these different things put an offer in on the park what we're coming up against in terms of some difficulty right now is that the owners only have to give the residents an opportunity to put in an offer they don't have to accept the offer and even if we make a full price comfort which is usually above what it would appraise for it the owner will still decline to sell it to the residents because it takes us a hundred fifty days to get to closing rather than the you know 60 to 90 he said that an investor home and that 150 days is because we need to organize the residents into a cooperative so that by the time the park is purchased they are ready to go I didn't own and operate that part so it's really quick kind praying for that and then in the transactional side of things the owners are thinking that it's a really slow period so we're trying to work out on how to go ahead and get that resolved as a result of converting these parts to resident ownerships a lot of the parts that come our way or even if owners come to us our parts that are usually quite a bit older built in the 60s or 70s the homes came in at around the same time and the homes are in really poor condition they're not energy-efficient but a lot of the folks that live in these parts are the very low income folks and so they really don't have an option to move a mobile home costs me probably about $15,000 and most of them because of their age would not survive the move and no other part would take that home into it so they're not really mobile right but under the resident ownership model the value of the haunt increase because their rents become stabilized and they have it's kind of that allows them then to make decisions on how that park is going to be round so it's it works really well but then we have the homes and so we're like what are we going to do with these comes we can use the weatherization and six-month but I think what we were finding is is that and we asked and they said yes that instead of deducing that fifteen to twenty thousand to do repairs to an existing home we can now use it as a down payment what is the purchase of a new home and so a group of us have gotten together they were saying energy trust some of the nonprofit's that seemed into colony will example a casa NOAA craft three already have all come together to try to figure out a way to be able to replace these homes in a way that's going to be affordable to very very very low income folks and so folks are talking about chat alone so channel loans are usually they're going to be ten percent or higher in their interest rate they're going to have a shorter term like ten years to pay it off and so the cost is really folks are not going to be able to afford to actually purchase one of those times if you can use the Rd loan it's a it's a if they're really low income it's a 1% long over 30 years the difference between 1 percent and 10 percent and 30 years and 10 years is huge in terms of what that payment repayment process will be so we and and like Brian was saying there's not just the financing that you've got to consider it's it's having a dealer's license because if you don't have a dealer's license you go straight to a manufacturer you can pay an extra $20,000 at applicable home for that through there's license to use to actually sew and then you have to have somebody wants the home decided so there are all of these various pieces and components to it so we actually applied two minor and in got a grant from them to hire somebody to go ahead and to work with all of these boots to form them to actually blow moralize the process that it would take to go ahead and replace a home in a in a in a man manufactures home park not so much on a piece of the way because fee-simple land because you have the land you can get mortgage financing rather than shadow financing when you're in a park you can only do job financing so and we worked with Rd at Apple ranch as the pilot program the reason why it took as long as it did because one of the things that came up after they converted to resident ownership is that they had a water source their wealth was drying up and so they are D says we can't do this project and to you salt your water source issue because they're pulling water right off the river and so right and so they have to pigment on the boil water notes for a while but we're we're about it that was it if it hasn't been resolved yet it will be within the next month and then our deal will start the process of being a little ona these patents but like I said it because of all of the different pieces of it we're going to be hiring somebody because we've got this grant to actually put it all together and have a how-to manual so at the end of the day which people share with anybody and everybody how to replace monkeys depart one of the things that's going to be pretty difficult is in an investor on Park I'm going to guess most lenders are not going to actually lend to somebody in an investor owned park because frequently that will end up with the investor president but they're right doing memorandums of understanding with the partners so because the park is its own entity it is the owner so each Poma each person in a restaurant community owns their own home and then collectively they own the land so it's kind of like the way on trust model but it but it's a little bit different because they are the owners it's not like a non-profit set aside that is going to that is going to be putting the money in and then getting a piece of that under like a LAN interesting so we are and we do have this one person at a coal ranch who is just having fit the food to actually replace her home she is so excited and hopefully so we're working in partnership with neighborhoods OPA they're going to package the 502 loan because we don't know how to do that and we're working with you can because they're going to provide the down payment assistance energy trust of Oregon who is also because they have an interest in getting these farms that are not energy efficient off the grid because it's just it's just pulling too much energy so they have some down payment we use our IDE program to further help reduce the cost so let's say the houses in the $80,000 comm you get $40,000 worth of downpayment assistance you've got $40,000 loan one percent 30 years you're paying about $100 a month to have a brand enough and so it will make sense for a lot of people I think a lot of folks that are in these parts will have a lot of credit repair and other things that they're going to need to do and that's where NeighborWorks alcohol comes in because they'll be able to advise them on what what the process is that they need to go through so in a nutshell that's kind of what we have been doing we have like as it parks all over the place and we have when they form the resident community one of the things that is part of the whole program is that we provide ongoing technical assistance for the life of whatever loan they got to actually purchase that partner and so that's usually 20 to 30 years so we will do technical assistance because it's how to form their board and then every year the members vote on the board in the budget and so these boards have turnover so they've got board for three years they're running smoothly they building an entirely new board and so we are there to help them is that how that's not how the mediations resolvement in the board or do you still go through the avenue for the program so the resident communities are formed under a separate law they are not subject to plan or at least the section 90 they're under Section 62 of statute so they are they're not probably going to process they can come in to get all the time and we do support deviations and yeah that's comfortable because we get an annual stipend I think it's ten dollars per home on an annual basis and that's how each part of the funding of the mediation program so although they are coops they can still qualify for mediation as their payment right and yet they're still members so every member in the park has a vote to to you know on who they want on the board and that board is representative and then easier a screw loose running the coop and if they don't like that person the next year they can vote them off and get something else okay so in these communities to the they're community ownership what if they burned the community member but if they don't pay the rent on land or they don't all of the rules of the norms of the community but that structures there so just like in an investor community there is that there's a property management company that the the co-op hires because they don't really want to be responsible for evicting another member for non-payment they don't want to have to go through any of that so they hire property management company but when they want as a cooperative they have articles and bylaws and community groups and leases and so under all of those everybody has to sign that they agree to those those terms it actually is beneficial because some of these parts the investor owner is not really on top have really sometimes some bad elements people who selling drugs causing just all kinds of problems and the rest of the community understands and they don't really want that person there either so they created a set of rules that are legal they have a lawyer that they also contract with to look over all of these things and then if the person cannot meet the standards that they've established as a group then that person would have to sell their home leave abandoned along whatever the person is seller you can just tell them that they either have they give them the period to cure right and if they won't and frequently they usually in those instances the home it's not really worth much and so they just walk away and then and then the coop ends up having it abolished at home because it's in a really really bad condition like we're talking bowls the floors all kinds of stuff so then they have to spend nine to ten thousand dollars to demolish a home and sometimes more if there's asbestos in any instructions which then when they're old they do have asbestos so the coop is taking on it's not like it's an asset that they're gonna want to keep if there is a really they'll fix it up and they'll sell it to somebody else who wants to become a member of the quadrant but legally can they force them if their structures on the land they can they can tell them they need to leave they can take their home with that they can't afford to take their muffled oh so they leave come back and then it's funny right it's it's because if the unit is still technically their property until until right but they would have to pay somewhere between ten minutes at home and widgets which yes it's people who live in manufactured home parks particularly that investor-owned like are I mean their path is they are super captive and that's the resident ownership piece of it gives them a voice on h
w they want their community to just have a smooth Karen Lisl engine from my memo also receives money from Meir Amira moreit's has been a really great champion in help me nonprofits and helping all of us really start to come into this space and figure out what we can do as a collective to really help current residents and current Park folks where's parks but also on the new and a first-time homebuyer site as well so I'll kind of I will say that we are the newest in this space so we have come into the space based on lots of conversations that we've had over the last couple years that we've been pulled into mostly in our role as the moment agency both of affordable homeownership development but also on the education and counseling so what we know is that there are as you're hearing from Lisa and to Brian and from everyone else in the room is that these can be one-off situations they need to be doubt they're delicate conversations that happen you have folks who are very low income who have been marginalized for a very long period of time who are in homes that are falling apart around that and so when you talk about repair rehab the placement these are words that we throw out and they are terrifying to folks who actually live in the home right now who don't know where they might go the park is closing just because you live in an a in fact housing them the low-income part doesn't mean you want to go into a multi-family you know three or five storey apartment complex right so how are we navigating that space for folks who actually live in here and so that's a lot of what will be kind of exploring figuring out what's working what's not talking with residents getting out there really connecting with folks and helping them kind of navigate that space so when Mary talks about that need for a navigator I'm not really what a lot of learnings role will be is really getting out there and connecting with human being and seeing what we can do to support them you've heard a lot about this kind of the what I think is a really interesting cross sector collaboration on manufactured housing so you have energy folks you have housing folks the other folks you maybe didn't mention yet are the health care folks right because these are public health hazards in a lot of situations and people are mentally and physically ill because of the spaces that they're living in and so we also have health care folks at the table saying how can we also search wraparound services and also chelator opportunities for groups or in order to help someone and get a new unit CDFIs which many of us are I'm in this room who needs about the financial institution are also playing are you really unique role in this financing space so as again as you've heard the mortgage isn't really an option for many people of their own rented land and so how are we coming in to try to help I shall step back the word mortgage it's also has a lot of baggage different folks right so and most people don't want a mortgage when we talk about oh well we can replace your unit you'll have a new mortgage and they're you know not me I don't want a mortgage I'm very basically don't have a mortgage so how are we looking at unique financing opportunities to get vice and play a lot of that role so craft 3 that poses you get by confident letting works and I said it on mother cooks in the room do as well so how are we coming together really consciously as a group of nonprofits and in conjunction with the state and to really kind of push this work forward and really support the residents that are out there on the flip side of that the other half of this world is going to be the first time homebuyer opportunities that are that exist so we have I mean as all of you know who do homeownership education counseling and work with first-time buyers the market right now is not provided entry for low and moderate first-time buyers and so when we see stick homes we know that are in our you know in Springfield area you know they're they're not coming online for less than $300,000 and and in many places in Corvallis to average sales price is over $400,000 a man you know Clackamas County so what we need to do is find opportunities to get units on the ground quickly and to a price that is actually affordable so we really are very interested in exploring what does what does it look like for the affordable homeownership kind of development team and that's I mean a network of agencies across the state to really be looking at manufactured housing as a way to meet many of those goals so I think it was I mean great early when we talk about the vocabulary around this this also has a lot of connotations for folks right when you hear trailer park when you hear manufactured housing near mobile home but like what happens when you hear modular home what happens when you're like 3d printed up like Brad and you have you know you have a bunch of Millennials who are trying homes because they can't afford you because they're strapped a student loan debt and they don't know how to navigate this space and when you talk to them about what would it look like to have you know to be in a modular home or to be in a 3d printed home that's super exciting what does it look like to live in a media background like that you know so so again the vocab that we use is really important and so we're working with our education and counseling team about what are you hearing from folks right and then Jason how are we in the network educating people about their options and their their rights and how do they understand the uniqueness of limited a manufactured home because I mean Amy and I can sit here and tell we're blue in the face and talk to you about all of the the horror stories that we've dealt with during the foreclosure crisis during the foreclosure crisis we had person up the person walk in our door today I live in a traffic home the first question was do you rent the land or do you own the land they say at least the land and we said I'm so sorry there's nothing that we can do and that is and people were you have again some of the lowest income folks the most vulnerable folks becoming homeless because there was nothing no production that they had so from us it's also a consumer protections issue right and it's about how do we make sure that people understand their rights understand how they can protect themselves in their family I'm not saying at least you know going into a market and leasing land is a always having a bad idea but making sure we have very knowledgeable empowering homeowner it's is really important to us as well so so that's kind of like I said the second half of really what we knew and that we wanted to dedicate resources we needed to dedicate resource we needed to have kind of a our internal brain trust you could start to navigate this world start to be in lots of these conversations start to be talking with all of you about what it is that you're hearing because you know we work in six counties now with you know four offices but that doesn't cover the whole state right so what else are you hearing it what are you like what is the feedback that you're getting from folks what is the interest that you're getting as well so if we talk about a manufactured housing ads a first-time homebuyer strategy and talk about affordable homeownership development is there a number that we need to as a development agency right so or as no the network are we looking at you know 100 units in here are we looking at 300 units a year and do we have folks who would want to come into that and I think that's where like this group can play a really unique role in helping that pipeline development of potential buyers so so I could have me toss over Loraine I'm sure I've missed something but we're really excited I think absolutely cemented as well with her teaming with her new staff but we're kind of greeting that handbook um we will as well we'll be getting you know any of those things that we can centralize that are that are able to be shared that are the same across different communities or just resource guys things like that it's for coming um we and a few I would just put a no and alcohol out there there are ever questions you have unique things that come up you're just interested in getting something on someone's radar get it anemia get it to Loreen where we're all years we're going through a really intense and a you know exploration phase right now I would say probably the next scheme 9 to 12 months to get all the information we possibly can to figure out where we fit in this world where the holes are where we need to do other advocacy and where we can really make a difference I'm always amazed how much she can say mostly I'm really interested in hearing what it is that you're seeing and what you're hearing what are the problems that you see I was telling Ken that I spent some time yesterday with the legal aid attorney just talking about you know what they're seeing and what their concerns are one of the things that he asked that I mentioned to you all is that he sees a trend in manufactured home parks that are no longer accepting section don't want to accept sectioning vouchers so and he said for a lot of those people they didn't start out on section 8 so they have source of income difficulty but they have since had some kind of a setback and so they now qualify for sectioning and homeowner doesn't the partner doesn't want to accept their section a factor so that specifically if you hear about that or see that please let me know because I'd like to send in Steve's I wanted to you know kind of piggyback on your question about you know Roger Epperson fax your home another part of that is modular manufactured are our factory built but when they come to the site a modular home is actually considered to be site built so because and it comes as a big crane so it comes all as one and they you know kind of set it on the spot a manufactured home usually comes in pieces on wheels in the chassis so so actually a manufactured home is considered a factory built and then modular is are considered site built just to make it important so there's a lot of different permutations having talked with some owners that lived in parks their biggest concerns are rent so you know the things that Lisa talked about you know one of the things that we're exploring right now is is there a way to rent a home so is there a way to have to move towards resident own communities if they can't make that big leap is there a way that we can package that so that then they're also building equity that becomes part of the financing okay so if you have any information where you've done rent home have some thoughts about that please I would just be curious if any how any of the new loan products might interact with any kind of foreclosure proceedings or anything like that I know part of the concern of the cattle bones is that if you miss a payment can be in breach of contract so just any thing you guys have any insight on proposal for chat alone versus foreclosure for the new types of loan products that we're looking at Crabtree would probably be the best resource on that but I put the project that they're only now because their product is a it is it's it it's it's a personal property long it's not it's not a real estate fund so I assume they put some thought into this they don't that's right it's like when we were venturing into most of these homes people have bought with cash so we're still trying to understand that market right sorry it's a good question it's yeah and I'd say you know the next you know another step is everybody here is talking about the fact that they don't get moved right they don't get moving so why aren't they considered real estate they don't get moved their permanent you know let's start thinking about that in terms of banks and lenders yeah you that Lambo does the landlord can't evict you and thus their investment in that home no suspect and if they have to be then there's that abandonment process and and it becomes very it's obeying serve our Lord I don't have to feel that so another way to so it's typically the manufacturer that is what the variety of things the manufacturer is the one that is providing the financing and we do have contact information for somebody from crash crew that was invited to be here so if anybody wants to just talk with them directly it's a new [Applause]