There's No Such Thing As Zero Income

In the world of multifamily housing, dealing with income-based housing specifically, I can categorically state there is no such thing as having no income. Just as there most likely are no immaculate conceptions. However, if you examine many verification processes, you may discover quite a few residents in your communities whose files indicate otherwise.

True stories.

I was new to working with residents in our project based Section 8 community years ago when I was was interviewing a mother with two children. One child was a newborn requiring a lot of care. She reported she was not working, no longer able to receive cash assistance and therefore had no income. That struck me as odd, so I casually asked, "Are you nursing then?"

She looked at me with a questioning expression. "No," she answered. "Why is that your business?"

I told her, "If you aren't nursing, then how do you feed your baby? Is the baby wearing cloth diapers? Because if not, how are you buying diapers?" With further questioning, she admitted that she receives help. "And how much is your baby's father giving you to pay for things?"

Later, after some experience interviewing, I was talking to a resident for her Annual Recertification and commented that she has a car. Is the car insured? Who is paying the insurance? And for those who answered they don't pay for it, a lot of times I find the car is not registered to the resident. Hummm. I would simply say, "If your child's father wants you to have a car, then he should put your name on the registration and pay the insurance. And by the way,you have a state ID. Does that mean you don't have a drivers license?"

I love it when those who smoke come in to Recertify. "How do you pay for your cigarettes?"

People have some kind of income. They often do not like to report it. Whether they receive money from panhandling, doing odd jobs, mowing the grass, recycling bottles or scrap metal, they get money somehow. The thing is residents are fearful of admitting their truths. It takes a certain level of trust to get our residents to understand we don't judge them, we just want to understand  their story so we can help them. There are programs and resources out there. It's up to those on he front lines of housing to build that trust so we can educate our Residents on where to go for help if they want or need it.

My favorite story was the senior citizen whose apartment was heavily trafficked during the first week of every month. Finally I went to her apartment to check it out for myself. I knocked and she invited me inside. I noticed a stand up freezer (against our rules) and I asked her why she had a freezer. She proudly opened the door and said, "Now, Miss Mindy, you ain't gonna make me get rid of it, are you?" I peeked inside. It was filled with meat.

"That's quite a lot of meat! Why do you have so much? Looks like a butcher shop in here!"

Turns out she was selling it for other's food stamps.

You Can't Only Show Up, People!

Two weeks of actual management on my new sites has made an impact on me and frankly, I am not proud of my initial emotional reaction to the situation. However, regardless of any problems with the team (lacking any team spirit), with insane micromanagement (a survival technique necessary when there is no onsite manager), with adjustment to new technologies (there’s a different software program for every property management task, no kidding) and just trying to find my way around a new area, I am adamant that I find a way to break through and turn this situation around.

These communities have had no consistent leadership for months on end, let alone anyone committed and passionate about building the communities into something more than “The Projects” as they are currently known to everyone I have mentioned the names to while exploring outreach marketing opportunities. That is sad in itself, of course, and at the very least it gives me a starting point. Ideally, I would love to change the communities’ names (I don’t think that is possible … yet?) and I would like to market our programs differently (which is totally, absolutely possible.)

Our communities lie next to a beautiful luxury community for seniors age 55+ and in close proximity to two other communities, one of which was revamped as a Green initiative offering recycling (They are all sister communities.) Of course, I am just “brainstorming” and “daydreaming” but I believe that my communities can become a place of connection: connecting Residents to not only safe, decent, and sanitary housing, but also to social resources, including a new youth initiative that is working to become self-sufficient. Bringing services into the property will build us into a real community – that is my goal. Apartment communities MUST develop themselves into cohesive, comfortable places for Residents to feel at home, to come home to and to see what possibilities may lie ahead so that they grow and prosper.

It isn’t enough that our maintenance and management staffs come to work every day. Just showing up is not enough. I intend to challenge our attitude that it is. It starts tomorrow – either we come together and focus on our Residents or we stay apart selfishly focusing on the philosophy of “What’s In It For Me?” I do not see myself as a boss. I see myself building a team that thinks about what is in the best interest of the property, Residents, company, team and themselves last. The self-centered way of doing things stops tomorrow. This may be a rocky road for a lot longer, but I know this is the only way for these properties to gain a better reputation, happier residents, and a new “lease on life.” It starts with me and it starts right now.