Below Market Rate Limited Equity Program
The San Francisco Mayor's Office of Housing now administers housing programs formerly administered under the San Francisco Redevelopment Agency. To contact MOH, please email email@example.com or call (415) 701-500; TDD (415) 701-5503.
NOTE: As of April 16, 2012 the San Francisco Mayor's Office of Housing will be accepting Subordination requests. Click here for more information.
|Housing Project Spotlight: Providence Senior Housing|
Providence Senior Housing is a senior rental development, containing 50 1-bedroom units, created to serve extremely low and low income households. It is located on Third Street and Newcomb Street in the Bayview Hunters Point Redevelopment Area. The project sponsors are the local Providence Foundation, the non-profit affiliate of Providence Baptist Church, and Christian Church Homes of Northern California. Construction financing was provided by the federal Housing and Urban Development Section 202 program and the San Francisco Redevelopment Agency Citywide Tax Increment Housing. In addition to the housing, office space for the Providence Foundation was created at the street level.
Citywide Affordable Housing Program
The Mayor's Office of Housing's Citywide Tax Increment Housing Program (the “Program”) dedicates a portion of the tax increment generated through the Agency's real estate activities to the development of affordable housing. By state law, MOH must expend at least 20% of its tax increment financing for the construction or preservation of affordable housing. Under this program, MOH also must produce affordable housing totaling at least 15% of all new units within redevelopment project areas.
Through the Program, tax increment funds are committed as grants and loans to non-profit and for-profit housing organizations for the development of a range of affordable housing for San Francisco residents. Funds are committed at all stages of project development, for predevelopment, acquisition, construction, and rehabilitation, and permanent financing. MOH works with all sponsors to be sure that affirmative programs are implemented for participation by San Francisco small business enterprises and construction workers.
The Program has been in place since 1990, and is now concluding over 19 years of activity. During this period, over $428 million has been committed to creating housing for low- and moderate-income families and individuals throughout San Francisco. Tax Increment Housing Program funds are generated within Redevelopment Areas, but are invested in affordable housing development throughout the City, both within and outside of Redevelopment Areas.
From 1990 through 2008, the Housing Program under the San Francisco Redevelopment Agency had committed $506,503,504 in tax increment funding to the development of 10,786 housing units of which 9,628 are affordable. The total development cost of these projects is estimated at $2,389,747,504; every dollar the Agency had invested has resulted in over $3.71 in additional investment from other sources, including federal tax credit equity, banks, foundations, and other public programs. Approximately half of the housing units assisted have been created through new construction, and approximately half through rehabilitation of existing structures. Over 60% are family apartments and single room occupancy residential hotels; the remainder is special needs housing and emergency shelters, and transitional facilities. In addition to units assisted by tax increment loans, the Agency had also provided assistance with non-tax increment funds, regulatory agreements, and multifamily bond financing. This assistance has resulted in the development of an additional 4,464 units of which 2,520 are affordable and representing a total development cost of approximately $506,503,504.
The Agency's annual housing budgets, including tax increment and HOPWA funds, since 1990 were as follows:
The primary funding source of the Housing Program is tax increment funding which has far exceeded the statutory 20% of tax increment financing for affordable housing requirement under State law. On a cumulative basis, nearly 50% of tax increment funds generated since 1990 have been devoted to housing. The Tax Increment Housing Program is administered by the Mayor's Office of Housing. The Agency Commission makes funding commitments based on recommendations from a loan committee of the Director of the Mayor's Office of Housing, Director of Public Health, and the Director of the Human Services Agency or their designees.
The Mayor's Office of Housing is strongly committed to continuing the City Tax Increment Affordable Housing program as an effective conduit for the development and preservation of high-quality, well-managed housing for low income San Franciscans. To that end MOH, with support of the Mayor and the Board of Supervisors, has adopted “SB2113” amendments to expiring redevelopment project areas to extend the ability of MOH to collect tax increment funds solely for the purpose of replacing affordable housing lost prior to the adoption of replacement housing requirements.
Citywide Housing Chart (Excel)
The majority of the housing produced with tax increments funds is rental housing. More than 13,000 or the 14,000 units produced are rental. These rental units serve a wide variety of tenants from families, senior, and those needing supportive housing.
From 1997 to 2002, a major focus of the San Francisco Redevelopment Agency's Housing Program was the preservation of rental housing funded under the federal mortgage insurance programs with project-based rental assistance contracts. At the time, the Agency funded resident capacity grants that enable resident associations of at-risk buildings to organize tenants and prepare for the potential changes at their sites including conversion to market rate housing. The Agency had successfully assisted 16 developments totaling 1,661 units through acquisition and rehabilitation utilizing tax credits and multifamily housing bonds. These developments will serve as affordable housing for at least another 55 years.
The Mayor's Office of Housing has a portfolio of approximately 800 affordable for-sale units under the Limited Equity Homeownership Program, a restricted resale price program. Some of these units are below market rate ownership units within larger market rate development. Other units are within development solely with affordable units. The Program's main goals are to create permanently affordable home ownership units and to offer participants an alternative to renting that allows them to build some equity while also enjoying tax deductions and other benefits of home ownership. Prospective buyers who meet MOH's eligibility criteria can purchase the homes at affordable prices. In return, when they are ready to sell, participants must sell the homes at affordable prices to eligible households. The initial purchase and subsequent resale prices are linked to affordability at specific percentages of AMI. Therefore, owner equity is determined largely by the buying power of the new, eligible buyer at the time of resale, and not by the market value of the home. This system allows many generations of homebuyers to access affordable homes. MOH administers both the initial sale and resale of affordable homeownership units.
MOH Affordable Housing Homepage
Limited Equity Homeownership Program Page
To encourage homeownership among lower income households, the Mayor's Office of housing has contracted with local community based organizations to provide housing counseling.
Housing Opportunities for Persons With AIDS Program
The Redevelopment Agency was designated in 1992 to be the lead administrator of the federal Housing Opportunities for Persons with AIDS (HOPWA) Program for the San Francisco Eligible Metropolitan Statistical Area (EMSA), which includes Marin, San Francisco and San Mateo counties. Under this program, the U.S. Department of Housing and Urban Development (HUD) provides funds for a wide range of housing-related capital development, rental assistance, and service activities for people with HIV/AIDS. Funds are allocated based on the reported number of people with AIDS in each county. To date, HOPWA Program appropriations have totaled $155.1 million for the entire EMSA, $135.0 million of which is for San Francisco. Additionally, San Francisco has been awarded $4.2 million in HOPWA competitive funds.
MOH's objectives in administering the HOPWA Program are to increase the size of the permanently affordable housing stock, expand housing opportunities to meet the needs of the City's HIV/AIDS residents, provide appropriate housing-linked supportive services and assist nonprofit housing developers and service providers in increasing their skills and ability to create HIV/AIDS housing and related supportive services. Funding priorities were initially established by the 5-Year HIV/AIDS Housing Plan, created by the City's AIDS Office; the Agency; community-based organizations; and HIV/AIDS-affected individuals. In 2006, the San Francisco Board of Supervisors established the HIV/AIDS Housing Work Group (with 24 members from various City agencies, SFRA, and community stakeholders) mandating that the group develop a Comprehensive HIV/AIDS Housing Plan for the City. This plan was published in May 2007 and identifies deficiencies in the current system and addresses them by developing specific, concrete goals and recommendations to address unmet housing needs among persons living with HIV/AIDS (including those at risk of homelessness).
New Construction, Rehabilitation and Acquisition of HIV/AIDS Housing: To date MOH has committed $32.2 million of HOPWA funds for 30 capital projects, totaling 432 beds or housing units. These projects include five State licensed Residential Care Facilities for the Chronically Ill (RCF-CIs) that provide 24-hour care and supervision for 113 individuals.
Supportive Services: MOH has funded HOPWA supportive service contracts totaling $52.5 million for services related to HOPWA-funded housing projects and services to households receiving rental assistance funded by HOPWA and by the Ryan White CARE Program. These supportive services include case management, medication management, and a range of housing assistance for subsidy recipients and residents of the RCF-CIs.
Rental Assistance Programs: MOH also funds two HOPWA tenant-based rental assistance programs, totaling $47.9 million since 1992. A deep rent program, administered by the San Francisco Housing Authority which currently serves up to 280 households of income and medically eligible people with HIV/AIDS. Catholic Charities provides housing assistance and supportive services to these subsidy recipients. Catholic Charities also administers a partial rent subsidy program to 105 recipients who are attempting to re-enter the workforce.
Certificate of Preference Program
A special marketing priority is Certificates of Preference holders. Certificate Holders are given preferential consideration for affordable housing. Certificates are given to those displaced by the Agency including those displaced in former urban renewal areas such as the Western Addition Area 2 and Hunters Point. For more information, click here.
Certificate of Preference Brochure
Certificate of Preference Search Request
Affordable Housing Database (AB 987)
Assembly Bill 987 (AB 987), which became effective in January 2008, places several requirements on California redevelopment agencies with regard to their affordable housing programs. First, agencies must maintain and publish on the internet a database of restricted housing units. Second, starting in January 2008, a "Notice of Affordable Restrictions on Transfer of Property" must be recorded on new or substantially rehabilitated housing created as part of a low- and moderate-income housing program. Third, AB 987 extends to certain members of the public enforcement of affordability covenants and restrictions. For more information about AB 987, including analyses and history, see http://www.assembly.ca.gov/.
For your convenience, attached below is a PDF of the AB 987 legislation.
Assembly Bill 987
Pursuant to AB 987, below are the databases of affordable ownership and rental units assisted by MOH. These databases will be updated no less than on an annual basis.
Multifamily Rental Properties