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SAHA responds to Resident and Employee questions about the potential impact of site-based Management.
Why are we changing and what is site-based management? In March 2006, the U.S. Department of Housing and Urban Development issued Notice PIH 2006-14, which directs public housing authorities to begin operating under site-based management. Each property is required to be self-sufficient and will be held accountable for its financial performance. Like private-industry property managers, our managers will be responsible for nearly every aspect of the property, which must break-even financially to remain viable. SAHA has targeted July 2006 to complete the transition of all aspects of this private-industry management and accounting model.
How will the switch to site-based management affect residents? The primary difference will be that the property management office becomes the point of contact for all resident needs and requests, as many duties previously housed at the central office are relocating to the properties. Also, because site-based management demands properties become financially viable, some property managers may have to be stricter with residents who are habitually late with rent or violate lease provisions. There may also be some changes to the way programs are managed or services offered in your community.
How does site-based management affect our revitalization and construction plans? We’re going ahead with our revitalization and construction plans. Site-based management puts emphasis on the quality of the product we offer, and we know many of our properties urgently need revitalization.
Will the staff at the various properties change? Many properties will gain people as we restructure some of SAHA’s departments. For example, many properties will have dedicated maintenance staff and caseworkers.
Will this process be permanent? While we hope to minimize the impact of the conversion on our residents and employees, revisions and refinements in the assignments of staff may be necessary as we monitor the impact of site-based management on operations and finances.
How will the switch to site-based management affect employees? The conversion will affect all employees in one way or another. Some jobs will remain at central office while other employees may be relocated, maintaining their same basic functions, but moved to properties or other departments. Others may be reassigned – these employees will be asked to take on different roles within the organization because their present positions will no longer exist. As a result of overall federal funding cuts, we may need to cut back on hiring and eliminate some positions through attrition, but we have budgeted a less than five percent reduction in total workforce numbers through FY 2007, and SAHA will not have any layoffs.
How will the conversion to site-based management affect SAHA’s management structure? Management positions in some departments will be only minimally affected, while others will be restructured and/or reassigned. Additionally, some newly established positions will be posted internally providing potential advancement opportunities for existing employees. Organizational charts for all departments and workgroups are being reviewed to comply with site-based management. As organizational charts receive final approval, they will be posted on SAHA’s Intranet and Internet.
What if staff is assigned to a new location or a new job, and they decide they don’t like it? SAHA wants to keep every employee and will do all it can to match employees to jobs or locations where they will perform well. If the employee doesn’t want the new job or location, there is likely no “old job” or location remaining for the employee to stay in. However, after the change, relocated or reassigned employees that may be dissatisfied are encouraged to apply for any relevant internal job postings.
What if staff applies for a new position, and decide they don’t like it, what recourse do they have? If staff applies for a new position and are not selected, they remain in their relocated or reassigned position. Any SAHA employee who applies to an internal job posting and is selected to serve in the new position must remain in that new position for at least six months before applying for a different position with the agency. SAHA encourages all employees to seek skill-broadening and career-enhancing opportunities.
How will these moves affect employee pay scales? If an employee moves to a new job as a result of the conversion process, he/she will receive the higher of either their current pay rate or the rate of the new job. If the employee has been in an acting position for more than 90 days and has been paid at a higher rate than they would normally receive in their regular position, they will maintain their existing higher pay rate if relocated or reassigned into a new position.
Will staff receive more training? We are working to increase our level of customer service and better prepare our employees through additional training. Current training plans call for sessions on budgeting and finance; customer service; leadership skills; financial and reporting software; purchasing procedures; HUD reporting requirements; risk management; security and safety issues; employee performance management; and more.
How will the conversion affect services? We hope for improvement in some services as we move people to the property management offices. We don’t know yet how the change to site-based management will affect the funding for family support services or elderly and disabled services.
Will rents increase? No. The method of rent calculation won’t change. However, because each community must break-even financially, the income mix of new admissions to a community may change, but this will not affect existing residents.
Will residents be evicted? Lease provisions will not change. However, if residents fail to pay rent or otherwise violate their lease, they could be evicted and the unit leased to a family who can meet lease obligations.
If residents or employees have other questions not addressed in this list, whom do they talk to? Residents should always start with their property manager. If he or she doesn’t have an answer, they can get it for you. An employee’s supervisor is always the first point of contact regarding specific questions, plans, policies and procedures, and staff is always encouraged to visit with our Human Resources department.
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For further information, please contact: public_information@saha.org
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