GLOUCESTER HOUSING

AUTHORITY

2016 ANNUAL REPORT

ENTERING A NEW ERA

GLOUCESTER HOUSING AUTHORITY

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 GLOUCESTER HOUSING AUTHORITY

GLOUCESTER HOUSING AUTHORITY

BOARD OF COMMISSIONERS

December 31, 2016

Member Title Appointing Authority Term Expiration

Andrew Nickas Chairperson Mayor 5/28/2017

Barbara Snare Vice-Chair Mayor Resident Member 5/28/2018
Scott B. Duffany Treasurer Mayor Labor Rep 5/28/2020
Dorothy M. Martins Asst. Treasurer Mayor 5/28/2019
John A. Foote Member Governor 6/05/2021

The Regular Monthly Meeting of the Gloucester Housing Authority (GHA) Board is held on the second
Wednesday of each month at 4:30 p.m. at each of our housing developments on a rotating basis. The Annual
Meeting and most Special Meetings are held at the GHA offices. The Gloucester Housing Authority met 12 times
during 2016, including 11 Regular Meetings and the Annual Meeting. There were no Special Meetings in 2016.
All Board Members serve 5 year terms and officers are elected at the Annual Meeting in July. John A. Foote was
re-appointed was appointed by Governor Baker as the State Appointee on September 1, 2016.

CURRENT GHA STAFF

OFFICE OF THE EXECUTIVE DIRECTOR

Executive Director - David S. Houlden; Assistant Executive Director - Alice Sheridan; Executive Assistant -
Sharon Fortado; Regional Attorney - Mary John Boylan; RHA Site Manager Cynthia Carr; Receptionists - Mary
Sutera & Consuelo Medina

PUBLIC & LEASED HOUSING DEPARTMENT

Assistant Director Public & Leased Housing - Karen Carter; Public Housing Managers - Jodi Wall, Maria Russell &
Glennys Gil; Leased Housing Managers - Valerie Cook & Danielle Doody; Housing Inspector - Linda Carnevale;
Housing Specialist Carol Kennedy-Hurley

FINANCE DEPARTMENT

Assistant Director Finance - Frances Simon; Finance Assistant Gina Smith

OPERATIONS DEPARTMENT

Assistant Director Operations - Cliff ONeill; Working Supervisor - Ernest Desrocher; Lead Maintenance Mechanic
Tim Lawrence; Maintenance Mechanics - Mark Traynor, Barry Sousa, Rick Gallant, Jamison Knowlton.
Jonathan Place & Ronald Nilsson

RESIDENT & SUPPORT SERVICES DEPARTMENT

Assistant Director Resident & Support Services - Elizabeth Auwerda; HFI Case Manager - Gail Campbell;
Homeownership Coordinator Robert Dumais

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GLOUCESTER HOUSING AUTHORITY

2016 HIGHLIGHTS

ROCKPORT HOUSING AUTHORITY

The Gloucester Housing Authority (GHA) continued its partnership with the Rockport Housing Authority (RHA) in
2016 and extended the agreement between the two authorities through September 2018. Under this partnership
the GHA acts as the RHAs Executive Director and works with the RHAs staff in managing the RHAs 80 unit
State-aided Chapter 667 Millbrook Park Development, 24 units of State-aided Chapter 705 housing on Kitefield
Road and the 153 units of Section 8 Housing Choice Voucher Program. The Management Services Agreement is
similar to arrangements that currently exist between over thirty (30) other Massachusetts Housing Authorities and
is strongly supported under the Housing Act of 2014.

The GHA works closely with the Commonwealth of Massachusetts Department of Housing and Community
Development (DHCD) and U.S. Department of Housing and Urban Development (HUD) and establishes work
plans to address the RHAs needs in accordance with the budget and policies established by the RHA Board of
Commissioners. GHA employee Cynthia Carr is the RHA Site Manager and reports directly to the GHAs
Executive Director, supervises RHA staff and handles most resident and applicant interactions at the RHA. GHA

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Executive Director David Houlden oversees general operations, reporting and modernization activities along with
other GHA staff. Ongoing resident meetings are now held the fourth Thursday of every month and two
Modernization Projects (Millbrook Park Paving & Millbrook Park Drainage Improvements) will be completed during
the first half of 2017 and major porch repairs were completed at Millbrook Park in 2016.

The GHA believes that its partnership with the RHA strengthens the relationship between the two authorities and
provides high quality housing management services to RHA residents at a lower cost while respecting the
autonomy of both authorities. The continuation of this partnership will be a high priority throughout 2017.

DHCD Performance Benchmarks

Implementation of Local Housing Act of 2014 continued to be a major focus for the GHA throughout 2016. The
Act represented the most sweeping reforms for Massachusetts Housing Authoritys since 1948 and contains the
following key elements:

A requirement that LHAs located in towns have a tenant board member, as is currently required in cities.
A requirement that all LHA Board members receive comprehensive training within 90 days of appointment
and every 2 years thereafter.
A requirement that the Department of Housing & Community Development (DHCD) review all Executive
Director contracts for compliance with State guidelines.
Establishment of a performance-based monitoring program for all LHAs and procedures to address
chronically poor performing LHAs.
Establishment of Agreed Upon Procedures for independent certified public accountants to review LHAs
on an ongoing basis.
Establishment of Capital Assistance Teams and inter-authority collaborations based on best practices to
assist small and medium sized LHAs.
Establishment of Resident Satisfaction Surveys to be conducted by DHCD.
Establishment of a pilot program to establish 4 regional LHAs comprised of at least 31 currently
independent LHAs.
Investigation of additional housing development on surplus LHA land.
Establishment of a state-wide central waiting list to replace the current system which requires applicants
to apply separately at each LHA.

During 2016, DHCD implemented the performance benchmarks and resident satisfaction survey in addition to
establishing the three Regional Capital Assistance Teams (RCAT).

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Performance benchmarks include maintaining 98% occupancy, renting units within 30 days of vacancy, adjusted
accounts receivables of less than 2%, budget variances of less than 10%, maintaining adequate operating
reserves, 80% expenditures on Capital Grants, timely completion of maintenance work orders and reporting
deadlines in addition to expanded audit requirements. GHA Executive Director David Houlden participated in
DHCD Working Groups in addition to his roles on the MassNAHRO Housing and Legislative Committees to work
on these new regulations and guidelines and the GHA achieved all benchmarks by December 31, 2016.

DHCD surveyed families in State-aided Housing Developments on Resident Satisfaction in 2016 and the GHAs
residents responded favorably with the GHA performing better than its peer group and the state average in
Communication, Services & Programs, Maintenance/Repair and Safety. Elderly Housing Resident Satisfaction
Surveys were conducted in late 2016 and results should be released in early 2017.

CAPITAL IMPROVEMENTS

The GHA completed 13 Capital Improvement Projects during 2016 utilizing Federal Public Housing Capital Funds,
DHCD Modernization Formula Funding, Utility Funds and State/Federal Public Housing Operating funds.

DEVELOPMENT PROJECT COST

Willowood Gardens Window Replacement - Design $ 19,900.00

Willowood Gardens Porch Trim Painting $ 4,200.00
Lincoln Park Boiler Replacement (Action Energy) $ 155,000.00
Poplar Park New Section Bridge Culvert $ 418,815.00
Poplar Park Community Building Roof $ 9,990.00
McPherson Park Elevator Upgrade/Replacement $ 450,700.00
McPherson Park Garage Door Replacement $ 8,250.00

McPherson Park ADA & Ramp Improvements $ 472,878.00

McPherson Park Standby Generator Design $ 21,000.00

nd
Sheedy Building 2 Elevator Initiative - Design $ 95,000.00
Sheedy Building ADA Shower $ 20,634.00
Clark Building Standby Generator $ 157,184.00
Clark Building Parking Lot Repairs $ 9,990.00

TOTAL 2016 CAPITAL INVESTMENTS $ 1,843,541.00

MAJOR ISSUES

Smoke Free Housing

The GHA celebrated its first year as a Smoke Free Housing Authority and on August 1, 2016 the Rockport
Housing Authority joined the GHA and over 50 LHAs in providing a healthier and safer environment for our
residents through its new Smoke Free Housing Policy. Smoking in RHA developments has long been a hot

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topic. Although smoking in common areas was banned over two decades ago, concerns about the effects of
second-hand smoke, fire-related injuries and increased maintenance costs caused by smoking in units have
increased with each year. The RHA conducted a survey of all of its residents last year which indicated that more
than two-thirds of the residents supported some type of Smoke Free Housing banning smoking anywhere inside
RHA owned buildings including dwelling units. The RHA Board then requested that the Executive Director revise
the RHAs current No Smoking Policy to address resident concerns and comply with DHCD guidelines. A policy
was drafted and RHA Staff who conducted resident meetings to gain input. The policy was then revised and
adopted by the RHA Board of Commissioners in May and approved by DHCD. The new policy bans smoking
anywhere inside RHA owned buildings, or outside within 15 feet of any entrance or window.

Solar Net Metering Credits

Twenty-eight percent of the GHAs State-aided Public Housing budget is spent on utilities for all of our buildings.
Through a strong partnership with Action Energys Energy-Wise program, we have received grants to replace
outdated heating & hot water systems, converted to LED common area & exterior lighting and installed low-flow
toilets to reduce our energy usage by over 30%. In 2015 the GHA took energy savings to a new level by entering
into an agreement with SunEdison where the GHA pledged 70% of its electric usage for the next 20 years to
SunEdison to secure financing for a solar energy farm in Haverhill, MA. The bankruptcy of SunEdison in 2016
posed a major roadblock for this initiative, until the courts authorized BWC Castle Neck River, LLC assume
SunEdisons contract with the GHA allowing the project to begin construction in late 2016. Once the project is
operational, BWC will provide the GHA with an estimated $1.3 million in net metering credits over the next twenty
(20) years to offset our electric costs. DHCD will allow 50% of the net metering credits to be used to fund future
Capital Improvement projects and 50% will be used to decrease our need for State Public Housing subsidy.

PROGRAM DEVELOPMENT

Cape Ann Homeownership Center

The Homeownership Center assisted 129 new households in 2016, the vast majority of whom (112 households)
were seeking to purchase their first home. The GHAs new Homeownership Coordinator Robert Dumais provided
the accredited pre-purchase homebuyer course three times in 2016 and introduced a new weekend version of the
class in addition to expanding the online version of the class. A post-purchase homebuyer course was also
offered in 2016. The Center also continued as a certified MHP Home-Safe Agency assisting dozens of struggling
homeowners. We remain grateful to local bankers, realtors, attorneys, insurance agents and inspectors who
provide guidance at these sessions.

The center is funded through the generous support of the State Division of Banks, Massachusetts Housing
Partnership, City of Gloucester CDBG Program, Attorney Generals Office, Town of Rockport CPA, and local
banks.

Housing First Initiative Transitional Housing Program

The grant-funded HFI Program completed its eighth year in 2016. Under HFI, the GHA pledges the assignment of
12 units to families referred from state-funded emergency shelters. The State provides a grant to the GHA to fund
a full-time Case Manager for the program. Gail Campbell continued her outstanding work as the HFI Case
Manager in 2016. Gail works closely with the GHAs Assistant Director of Resident & Support Services Elizabeth
Auwerda and Riverdale Public Housing Manager Jodi Wall to provide ongoing support and stabilization resources
for program families. Individual service plans are designed to address residents needs and to preserve tenancies.
67 families have now completed the program and moved onto full tenancies. There were 16 families in case
management in 2016 and 9 families completed HFI during the year. The programs success rate has now climbed
to a 97% housing retention rate.

Family Self-Sufficiency (FSS) Program

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Elizabeth Auwerda provides support and assistance to 43 Section 8 & Federal Public Housing households as they
work towards building escrow funds to eliminate their need for assistance and move towards homeownership. 12
participants obtained employment in 2016, 2 participants increased from part-time to full-time employment, 4
participants received job promotions and 8 participants continued in full-time jobs. The program placed a strong
emphasis on money management this year using tools from the Consumer Financial Protection Bureau, which
resulted in several participants increasing their credit scores. 3 participants received certifications from technical
schools in the hospitality, home care and medical assistant career fields. The majority of participants have
increased their household earnings and 3 participants achieved their program goals and graduated the program
receiving an average final escrow payment of $5,853.00.

Senior Supportive Housing

The Senior Supportive Housing Initiative seeks to bring some of the benefits of assisted living developments to
the residents of McPherson Park. Jointly developed by DHCD and the Executive Office of Elder Affairs, the
program seeks to assist seniors maintain their independence and "age in place" by providing better access to
supportive services such as case management, 24-hour on-site personal care staff, housekeeping, a daily meals
program, medication reminders, transportation, shopping and laundry service to elders. This year the program
offered a weekly informational kiosk, which offered technology to seniors in a very fun way. Senior Cares Nancy
Orne currently assists over 50% of the buildings residents with their needs. Referrals to this program are made
by the GHAs Housing Manager Glennys Gil. The programs will have a major expansion in 2017.

COMMUNITY PARTNERSHIPS

Big Brother Big Sister of Massachusetts Bay

The GHA entered into a new collaboration with Big Brother Big Sister of the Massachusetts Bay and Endicott
College in 2016. This collaboration, built on an earlier partnership with Gordon College, partners student Bigs
from Endicott College with Littles from the GHAs family housing developments. The Littles are transported to
the Endicott College campus in Beverly twice a month and build positive relationships with their Bigs who have
made a two year commitment to the program. This program fosters positive student role models for the Littles
and exposes GHA families to the potential of post-secondary education. 13 Bigs and 13 Littles participated in
the program during 2016 and the program hopes to expand in 2017.

High Risk Task Force

Executive Director David Houlden meets monthly with representatives from the City of Gloucester Board of
Health, Fire, Police, DMH, Grace Center, Action and Addison Gilbert Hospital to develop strategies to address the
needs of chronically homeless individuals within the City of Gloucester and those struggling with substance
abuse, particularly heroin. The groups unique collaboration fostered many positive outcomes and ultimately aims
to develop a comprehensive strategy to address the needs of the homeless and those struggling with addiction.
The Task Force was instrumental in the creation of the Gloucester Police Departments Angel Program which
has become a national model for diversion and treatment.

The Open Door

Collaborations with the Open Door always bring wonderful benefits to our residents. The Mobile Market provides
residents at all GHA Family Housing Developments and the RHAs Millbrook with access to free fruits and
vegetables on a seasonal basis. Markets include a distribution of fresh produce from local farms, wholesale
markets, food banks, and grocery stores; cooking demonstrations, samples and recipes. The Summer Lunch
Program brings nutritious meals to children in our developments during summer school vacation and served
1515 meals in 2016. The GHA employed 5 of our residents to run the program under the supervision of our
Resident Services staff.

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Cape Ann Resource Exchange (CARE) The Executive Director and members of the Resident & Support
Services staff continue to meet every other month with representatives from over 30 Cape Ann social service
providers to discuss issues facing low income households of Cape Ann and share community resources that will
assist these households.

Cape Ann Hoarding Task Force

GHA representatives also meet every other month with representatives from the Gloucester, Rockport & Essex
Boards of Health, Fire & Building Departments, Senior Care and other interested parties in establishing protocols
to address hoarding issues within the City. The Task Force has revised its resource materials and provided
support to individuals, agencies and property owners for multiple hoarding cases in 2016. The GHA is proud to
co-facilitate for the Task Force with the City of Gloucester Health Department.

Coalition for the Prevention of Domestic Abuse (CPDA)

th
The CPDA completed its 17 year as an active, multi-agency group working diligently to support the efforts of
HAWC (Healing Abuse Working for Change) and all those who struggle with the terrible challenges of domestic
violence and abuse. The CPDA continued to work toward increased communication with the Gloucester Police
Department, the Essex County District Attorney, Gloucester District Court and other area agencies. The CPDA
also continued working toward an increased awareness of domestic violence, and helping individuals both directly
and indirectly with supplying access to resources, financial support and training and educational endeavors.
Additionally, the Coalition participated in the third annual One Billion Rising event, which is a global initiative to
encourage people from around the world to stand up against violence toward women and children.

North Shore HOME Consortium Continuum of Care

The McKinney funded SRO Programs at the YMCA, Moores Way and Prospect Street is now regulated under the
Hearth Act. The Hearth Act was created to insure a stronger delivery system to homeless families and individuals.
The GHA meets monthly with homeless providers from the 30 communities that make up the North Shore HOME
Consortium to develop plans, strategies and evaluate programs aimed at assisting homeless families and
individuals in the region.

Backyard Growers
McPherson Park residents participated in the Cape Ann Backyard Growers program for a sixth year. This exciting
volunteer program helps our residents build and maintain a sustainable vegetable garden in the front of the
building. Residents receive ongoing garden mentoring from the Backyard Growers, who also sponsor several
workshops during the growing season. The program expanded to Riverdale Park in 2016 thanks to a grant
through the City of Gloucesters CDBG Program. Not only did this project supply our tenants with an abundance
of tasty, nutritious vegetables, but it offered a healthy and fun community activity to all those who participated.

Pathways for Children

Pathways Cape Ann Partnership for families and children offered 6 extremely popular family Fun Nights at
Riverdale & Willowood. These events help to support both parents and children in very positive ways.

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SUMMARY OF PROGRAMS
(Effective December 31, 2016)
FAMILY HOUSING 249 UNITS 1BR 2BR 3BR 4BR

Riverdale Park State PH 160 units 0 66 88 6

Willowood Gardens Federal PH 60 units 8 23 21 8
Arthur Street Federal PH 15 units 0 9 6 0
Scattered-sites Federal PH 14 units 0 5 7 2

ELDERLY/DISABLED HOUSING 370 UNITS (ALL ONE BEDROOM)

Lincoln Park State PH 52 units (Emerson Avenue & Lincoln Street)

Poplar Park State PH 76 units (Poplar Street)
George W. McPherson Park State PH 97 units (31 Prospect Street)
John W. Sheedy Building State PH 81 units (88 Pleasant Street)
Curtis B. Clark Building State PH 56 units (99 Prospect Street)
Hillcrest State PH 8 units (374 Washington Street)

RENTAL ASSISTANCE PROGRAMS 727 UNITS

Federal RA Housing Choice Vouchers Tenant-based 601 units

Federal RA Housing Choice Vouchers Project-based 32 units
Federal RA Section 8 McKinney/SRO Project-based 52 units
State RA MRVP Project-Based 29 units
State RA MRVP/DMH 4 units
State RA MRVP Mobile 9 units

AFFORDABLE HOMEOWNERSHIP PROGRAMS 16 UNITS

5(H) Homeownership Scattered-sites 7 units Deed Restricted

Huntress Homes Emerson Avenue & Griffin Court 3 units Deed Restricted
Taylor Taylor Street 3 units Deed Restricted
Babson Babson & Maura Way 2 units Deed Restricted
Wesley Prospect Street 1 unit Deed Restricted

CURRENT INCOME ELIGIBILITY GUIDELINES

Household Size State PH Federal PH Federal RA State RA

1 Person $51,150 $51,150 $34,350 $34,350

2 Persons $58,450 $58,450 $39,250 $39,250
3 Persons $65,750 $65,750 $44,150 $44,150
4 Persons $73,050 $73,050 $49,050 $49,050
5 Persons $78,900 $78,900 $53,000 $53,000
6 Persons $84,750 $84,750 $56,900 $56,900
7 Persons $90,600 $90,600 $60,850 $60,850
8 Persons $96,450 $96,450 $64,750 $64,750

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CURRENT WAITING LISTS

Federal Public Housing 395 Households

State Elderly Housing 413 Households
State Family Housing 789 Households
Section 8 Housing Choice Voucher Tenant Based 891 Households
Section 8 Housing Choice Voucher Project Based 213 Households
Section 8 McKinney/SRO 214 Households
MRVP (All types) 193 Households

PUBLIC HOUSING & RENTAL ASSISTANCE

New Households Assisted - 2016

State Public - Elderly/Disabled Housing 28 placements

State Public - Family Housing 18 placements
Federal Public Family Housing 12 placements
Section 8 Housing Choice Voucher Tenant-based 47 placements
Section 8 - Housing Choice Voucher Project-based 1 placements
Section 8 McKinney/SRO 15 placements
MRVP (All types) 7 placements

Total New Assisted Households 128

CAPE ANN HOMEOWNERSHIP CENTER

Households Assisted 2016

2016 Since 2004

Pre-purchase Homebuyer Counseling 112 990
Post-purchase Homebuyer Counseling 8 289
Foreclosure Prevention Counseling 9 372

Total Homeownership Households 129 1,651

Please visit our website at www.ghama.com for more information on GHA Programs

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Statement of Income & Expenses

FYE 6/30/16
Income
Tenant Rental Revenue $ 2,819,662
HUD Operating Grants $ 8,064.148
Capital Grants $ 39,056
State Operating Grants $ 2,522,859
Investment IncomeUnrestricted $ 5,985
Investment IncomeRestricted $ 0
Fraud Recovery $ 16,065
Other Revenue $ 188,799
Total Income $13,656,574
Expenses
Administrative Salaries $ 961,058
Auditing Fees $ 15,280
Employee Benefits $ 1,045,666
Office Expenses $ 304,318
Legal Expenses $ 4,725
Travel $ 5,652
Tenant Services $ 70,011
Water $ 445,924
Electricity $ 301,111
Gas $ 151,805
Oil $ 26
Maintenance Labor $ 511,450
Maintenance Materials $ 219,727
Maintenance Contracts Costs $ 295,118
Insurance $ 146,882
Other Generals Expenses $ 20,492
Compensated Absences $ 83,850
Payment in Lieu of Taxes $ 35,363
Bad DebtsTenant Rents $ 20,788
Extraordinary Maintenance $ 34,292
Housing Assistance Payments $ 7,312,323
Depreciation Expense $ 991,108
Total Expenses $12,934,549

Total Net Assets (FYE 6/30/16) $ 3,876,523

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