Texas group profiled in local newspaper for protecting homeownership through tough times

NeighborWorks America is honoring our many creative member organizations this year by featuring in our blog those that are celebrating milestone anniversaries. We were pleased to discover that we didn't have to write a testimonial for NeighborWorks Waco, because the WacoTrib did it for us. Read for yourself...

Robert Jackson expected good things from NeighborWorks Waco.

Jackson was the treasurer of the newly formed Brooks Avenue Neighborhood Association in 1993, when the group decided to contribute $10,000 to help jump start the new housing organization, believing it could help more residents buy homes in the Greater Waco area.

But he didn’t expect that he would wind up being one of those residents who would need the nonprofit group’s help to buy his first home.

Read the full article. 

Idaho group demonstrates ability to change blight to bright

When you need political support and funding to continue your mission to revitalize deteriorating neighborhoods, but the people you need to influence don’t tend to visit “that side of the tracks,” how do you motivate them to care? By taking them on a “Blight to Bright Tour”!

That’s the innovative tactic employed by Pocatello Neighborhood Housing Services (PNHS).

The founding mission of the nonprofit, which is celebrating the 20th anniversary of both its creation and its membership in NeighborWorks America, is to revitalize six neighborhoods of Pocatello, located in southeastern Idaho. The homes were built primarily before 1978; not only are they simply “wearing out” with age, but they also were constructed before lead standards were set, making many unsafe both environmentally and health-wise.

Although PNHS offers rehab loans, homebuyer education and financial fitness coaching throughout the city and surrounding areas, it focuses its new construction on “infill housing” for these core neighborhoods, helping them revive and thrive. PNHS works with the city government, banks and other partners to acquire vacant lots or dilapidated houses -- often after they have been foreclosed or burnt down, and usually from absentee owners. The organization then replaces them with affordable housing that is designed to add to the community’s overall marketability, through special touches such as front porches that invite interaction with neighbors.(Read this MSN article for a discussion on when to rehab vs. demolish, in which Dahlquist is quoted.)

A vacant lot acquired by PNHS in
one of its target neighborhoods.

With the addition of a new home, the vacant
lot is transformed from blight to bright.

“The before-and-after pictures, and the stories, are dramatic,” says Mark Dahlquist, executive director. “We’ve featured them in a brochure, but there’s no better way to convert people into ‘believers’ than by bringing them there. We call it our ‘Blight to Bright’ tour.”

Dahlquist and his team have conducted two such tours so far and are planning a third, although he often gives VIPs such as legislative staff a one-on-one version. On each tour, about 35 participants, including the mayor, city councilmen and local bankers, hop in a bus and take a tour of the neighborhoods. They’re given the “before” photos, and stop to see the “afters” in person, while chatting with the families.

“The universal reaction is surprise at the vibrancy they see now,” says Dahlquist. “We don’t have to tell them we make a positive impact; they can see for themselves what their continuing funding and other support allow us to do.”

Two mobile tool libraries help
volunteers brighten up Harrison Street

To date, PNHS has constructed and sold 140 affordable homes. Their success has meant that the degree of “blight” that needs brightening is so reduced that Dahlquist sees a shift to a greater focus on rehabs. His organization already has distributed 350 rehab loans across the city and surrounding areas, which has nurtured the growing popularity of another program of which Dahlquist is particularly proud: a tool library.  The original idea for the library, he says, was born when a team from PNHS attended a NeighborWorks America Community Leadership Institute. However, it wasn’t until about five years ago that it really took off.

Today, about 200 community residents a year check out the library’s lawn mowers, weed whackers and other tools for a minimal $1 or $2 a day. Then there’s the library’s two mobile units, which allow the full collection to travel to the site of major community-improvement projects. For example, in an event called Re-Ignite the Pride, several service groups accessed the mobile units to spruce up eight blocks along Harrison Street, a major community artery that had fallen into poor condition along the railroad tracks.

“Neighborhood revitalization is our core mission,” says Dahlquist, “and we’ll change with the community’s needs to keep it vibrant.”

Rochester, NY, group works to keep city from going the way of Detroit

When the news first broke that the city of Detroit had filed for bankruptcy, Kim Brumber, CEO of NeighborWorks Rochester, shuddered. Rochester, NY, may not be Detroit, but there are some parallels that hit very close to home.

“Like Detroit, a core of industrial giants fueled Rochester’s early growth,” recalls Brumber, a longtime resident of the area. “For Detroit, it was the Big Three automakers. For Rochester, it was Xerox, Kodak and (just in August) Bausch & Lomb.  And just as the declining competitiveness of the auto industry was a trigger of Detroit’s economic downfall, Rochester experienced its own spiral when one by one, our big employers downsized or left the scene.”

Brumber believes the days of “mega-employers” are over, and that smaller-scale entrepreneurship is what will eventually revitalize Rochester as well as other cities like Detroit. That takes, time, however, and NeighborWorks Rochester is focused on doing its part to prevent the population flight witnessed by its larger counterpart. A key element in that struggle is making sure that residents are able to stay in or access safe, quality, affordable housing.

The family who lives in this house was unable
to pay to keep their home in good repair.

With the help of NeighborWorks
Rochester, the home is now transformed.

“People just don’t have the equity in their homes anymore to spend what it takes to keep them in good condition,” explains Brumber. “Our approach is to make it financially feasible for residents to maintain their houses, and recently, we began offering help with energy-efficiency improvements that reduce their energy costs as well. Much of the housing stock here is very old, so the energy costs are high. We can often save them $100 a month – that’s $1,200 a year, which is significant for the people who live here.”

Over the years, NeighborWorks Rochester has adjusted its philosophy and services to match the changing nature of the city’s needs. The nonprofit was one of the original NeighborWorks organizations, focusing on rehab loans at a time when redlining in the largely African-American communities resulted in disinvestment. Gradually, the organization expanded its scope and services -- including a new focus on neighborhood stabilization and marketing.

“The traditional model for neighborhood re-investment is to demolish drug houses, etc. in the most blighted neighborhoods, thinking that change would follow. But this strategy doesn't work in cities that have a soft real estate market," says Brumber. "We've learned that turning neighborhoods around requires a market-based approach that draws in private investment of time and resources -- ideally before they start to rapidly decline, the typical time to intervene.” 

Through its Healthy Blocks initiative, NeighborWorks Rochester

targets neighborhoods that are showing signs of social and economic disinvestment, but where residents are still trying to tread water. Through a combination of neighborhood “branding,” social gatherings and community-wide improvement activities, residents are encouraged and supported in their efforts to maintain the value of their property and nurture a sense of “belonging” that attracts and retains homeowners. For example, NeighborWorks Rochester partnered with the Realtors Charitable Foundation (an arm of the Greater Rochester Association of Realtors), the city’s police department, local businesses and others to energize the neighborhood called The Pocket. Monthly resident meetings are held in an area recreation center, and spring/fall clean-ups, ice cream socials and leadership workshops are among the results. An overgrown, vacant lot was transformed into the Emmighausen Garden, which produces an array of flowers and vegetables. Since 2008, sales prices in the neighborhood have increased 20 percent per square foot. What’s up next? A new logo soon will appear on street banners and crosswalks will feature “BoulevArt.”

In 2012, NeighborWorks Rochester reported re-investing $4 million into the city’s neighborhoods. The organization trained 365 individuals in how to be smart homeowners, helped 64 families become new homebuyers,  conducted 97 tests for lead in older homes and distributed 82 home-improvement loans and grants, totaling $1.2 million.

In a recent article in the Rochester City newspaper, a member of the editorial team wrote, “What the Greater Rochester community does will determine whether we’ll survive the impact of the changes in our own major industries, our suburban sprawl, our racial isolation. Rochester hasn’t reached Detroit’s depths yet. Maybe we never will. But the warning signs are there.”

NeighborWorks Rochester is among the mainstay organizations working to make sure the city never will.

35 Years of Preserving and Rehabilitating New York’s Rural Communities

This blog is part of our 35th Anniversary Celebration series, highlighting NeighborWorks member organizations which are celebrating milestone years marking either their membership in the network or their incorporation as an organization. Last month, Chautauqua Home Rehabilitation and Improvement Corporation celebrated their 35th year since incorporation. 

By Brittany Hutson, NeighborWorks
America Public Relations fellow

For 35 years, the Chautauqua Home Rehabilitation and Improvement Corporation (CHRIC), located in Mayville, New York, has rehabbed thousands of homes in Chautauqua County. Chautauqua is a low-income rural county situated in southwestern New York. The county has a population of over 126,000 and is a tourist area that offers grape vineyards, wine trails, ski resorts, and fishing in Chautauqua Lake. According to Staci Bemis, housing rehab coordinator for CHRIC, Chautauqua County holds the oldest housing stock in the country, and this has presented a bevy of rehab projects for the organization. CHRIC’s achievements include the completion of nearly 2,700 homes from 1990 to 2011, an approximate value of $25.5 million in housing rehab funds. This was accomplished in spite of the various challenges brought on by the recent recession, such as decreasing housing values, job losses and population loss.

Though rehabilitation is the organization’s largest line of business, CHRIC also offers foreclosure and homeownership counseling, lending, and has been involved in historic preservation and downtown community development projects, including a five-year rehabilitation project on a lighthouse situated on Lake Erie in the city of Dunkirk.

A property before rehabilitation

After CHRIC performed rehab work

CHRIC’s dedication to rehabilitation has made a difference in the lives of numerous local families. For example, the organization received a home through donation in 1998. The home was one of CHRIC’s rehab projects and in 2008, the organization was able to place a family of eight in the home after counseling through CHRIC’s Home Buyers Club. “This was a family who really had been experiencing pretty severe housing needs,” says Jim Goodling, executive director from late 2011 to January 2013. He also recalls assisting a family in which the father worked full time as a janitor and the mother stayed at home to tend to her two mentally and physically disabled girls. Through their counseling program, CHRIC helped the family become homeowners and reduce their monthly expenditures. “That’s indicative of the kind of work that we do.”

CHRIC’s rehabilitation service is in high demand these days and it has been challenging to keep up with requests. “There are nearly 465 families on our waiting list,” says Goodling. “We can address only a small part of those requests in any given year.” Funding is one of the biggest constraints. However, Goodling believes that being a charter member of NeighborWorks has been helpful to CHRIC. Funding from NeighborWorks, along with other federal sources and state contributions, has enabled CHRIC to undertake its “buy, rehab, and sell” housing program. Funding has also provided a basis for their loan and mortgage programs.

Learn more about CHRIC at http://www.chric.org/