DHA's Entrepreneurial Efforts
DHA has always undertaken an entrepreneurial approach to its efforts to provide and sustain affordable housing in Decatur. DHA owns and manages its rental housing. DHA has been a successful real estate developer of rental and ownership housing. In addition, DHA has expanded opportunities with ownership of private entities in the housing industry to create positive returns for DHA. These entrepreneurial funds make possible DHA's scholarships, resident services, and overall operational efforts. HUD's unprecedented reductions of administrative funding make it critical that DHA secure outside, non-federal funds, to make possible the provision of quality affordable housing in Decatur. Further, it is essential that DHA build a sufficient reserve of funds to assure that it is capable of sustaining operations as HUD reduces future funding, especially of administrative funds necessary for operations oversight.
Three key activities define DHA's entrepreneurial approaches, including Preserving Affordable Housing, Inc., National Housing Compliance, and Zeffert and Associates.
Preserving Affordable Housing, Inc. (PAHI)
- PAHI Establishment - The Housing Authority of the City of Decatur, Georgia (DHA or Authority) has been involved in real estate development since 1938 when DHA managed the development and construction of the original 200 unit Allen Wilson community to create new affordable housing in Decatur. DHA undertook many additional affordable housing developments, including homeownership, in the intervening years. DHA formed and established Preserving Affordable Housing, Inc. (PAHI) as a nonprofit development entity on March 18, 2008 in support of the redevelopment of the Allen Wilson Terrace site. DHA, acting through its instrumentality, PAHI, acted as the developer for the revitalization of three phases Allen Wilson I, II, and II comprised of $28.3 million of real estate development and 191 units. After the completion of Allen Wilson, PAHI became DHA's non-profit developer for Trinity Walk I and II comprised of $22.8 million of real estate development and 121 units. PAHI acted as the non-profit developer for the $6 million revitalization of Trinity Walk III, now known as Oakview Walk, and as the developer for the $24 million Swanton Heights revitalization.
- PAHI Mission - PAHI was created for the specific purpose of developing affordable housing for low to moderate income persons. PAHI pursues low income housing tax credit development and supports DHA's larger mission of creating new and preserving existing affordable housing within the City of Decatur.
- Board - PAHI is a Georgia non-profit corporation (501(c)(4)) over which DHA has 100% control by virtue of all of its DHA Commissioners holding positions on the PAHI board of directors and having control over amendments to the Articles of Incorporation and By-laws of PAHI. The Executive Director serves as the Secretary/Treasurer and implements the day-to-day activities of the non-profit.
National Housing Compliance
- National Housing Compliance (NHC) is a 501c (4) corporation headquartered in Atlanta, Georgia. NHC was specifically created by its 11 member agencies (10 public housing agencies and the Georgia Department of Community Affairs) to conduct performance-based contract administration for HUD, as well as provide professional services to the affordable housing industry. NHC has a staff of 35 persons. NHC conducts this work for approximately 900 federally assisted properties throughout Georgia and Illinois representing 73,000 units. DHA's Executive Director serves on this Board as the NHC Vice Chair.
ZEFFERT and Associates CORPORATION
- Zeffert is a Low-Income Housing Tax Credit (LIHTC) training, inspection, audit, and compliance firm with 35 employees in St. Louis, MO. Zeffert is owned by the Americus, Athens, Atlanta, Augusta, Brunswick, Columbus, Decatur, Hinesville, Macon, and Marietta housing authorities. Zeffert is positioned to provide quality financial returns to DHA over the long term. DHA's Executive Director serves on this Board as the Zeffert Vice Chair.