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HomeMy WebLinkAboutRental Housing Advisory Board Full Agenda 10.14.20Rental Housing Advisory Board October 14, 2020 3:30 PM Due to the current COVID-19 emergency, this meeting will be conducted virtually only. There will be no general public comment at this meeting of the Rental Housing Advisory Board. Citizens are encouraged to consider submitting written comments. Written public comments may be sent via mail addressed to amaier@ci.oshkosh.wi.us or placed in the City Hall dropbox. Written comments will be distributed to the Rental Housing Advisory Board and made part of the public record of the meeting. This meeting will be available live on Channel 10 in the City of Oshkosh, live streamed on oshkoshmedia.org, live on WOCT radio station 101.9 FM, live through Roku, Apple TV and Amazon Fire Stick. You may also view the meeting later on oshkoshmedia.org and the Oshkosh Media YouTube channel. If anyone requires other reasonable accommodation, please contact the Community Development Office at amaier@ci.oshkosh.wi.us or 920-236-5055. Meeting information: Link: https://tinyurl.com/y4co3ofm Password: HYiPMX6mp67 (49476966 from phones and video systems) Phone Number: 1-510-338-9438 Access Code: 126 350 6439 To Whom It May Concern: Please note the City of Oshkosh Rental Housing Advisory Board will meet on Wednesday, October 14, 2020 at 3:30pm via WebEx to consider the following agenda: A. Call to Order B. Roll Call C. Citizen Statements D. Approval of Minutes – August 12, 2020 E. Discussion Regarding Wisconsin Rental Assistance (WRAP) Program with Lu Scheer from ADVOCAP F. Affordable Housing Workshop Discussion G. Tenant Bill of Rights Discussion H. Review and Update Strategic Plan I. Adjourn 1 Rental Housing Advisory Board Meeting Minutes August 12, 2020 Present: Alec Gulan, Lynnsey Erickson, Timothy Ernst, Todd Hutchison, Linda Jevaltas, Donn Lord, Katrina DeGroot Excused: Danny Garcia, Agnes Payne Staff: Allen Davis, Community Development Director Call to Order Mr. Ernst called the meeting to order at 3:30 PM. Citizen Statements No one appeared for citizen statements. Approval of Minutes-July 15, 2020 The minutes of the July 15, 2020 meeting were approved as distributed. (Erickson, Jevaltas) Elections for Chair and Vice Chair Nominations for Chair were opened. Ms. Erickson nominated Mr. Ernst. Nominations were closed. (Erickson, Jevaltas) Mr. Ernst was elected as Chair. (6-0) Nominations for Vice Chair were opened. Ms. Jevaltas nominated Mr. Garcia. Nominations were closed. (Erickson, Jevaltas) Mr. Garcia was elected as Vice Chair. (6-0) Discussion Regarding Wisconsin Rental Assistance Program (WRAP) with Representative from ADVOCAP Ms. Lu Scheer stated that as of this afternoon, ADVOCAP has spent $840,518 or 54.9% of its award. They have another $4,000 pending in applications. They have paid out assistance for 372 tenants which was distributed to 189 different landlords. Ten people were assisted in Calumet, six in Green Lake, 99 in Fond du Lac, and 180 in Winnebago County. Out of the 180 assisted in Winnebago County, 106 are from Oshkosh. They are assisting more people every week. Ms. Scheer stated that a new group they have been having to refuse are college students due to energy assistance regulations. If they are under 25 years of age, they are not eligible. They’ve received at least two dozen calls this week because students are learning that they will be attending classes virtually, so they want to stay at home instead of entering into a lease. That’s another group of landlords that they’re going to see some issues with because their leases hold them to security deposits and two 2 months’ rent. She is not sure if that means more housing will become available for people because she does not know what the schools are going to do. They also have a number of landlords who are no longer willing to sign because they know tenants are being untruthful in their declaration of having no income. Ms. Scheer stated they anticipate being spent out by October 31st, but they do not know if everyone will be satisfied by that point. They have 18 people who have already reached the $3,000 maximum. They have another two dozen people who are over $2,500, so although most of ADVOCAP’s programs require sustainability, that’s not the case here. ADVOCAP applied for $356,000 previously and received the contract this week. It is COVID related and can be used in the next 22. Around half of the money will go toward rental assistance and provide up to three months of assistance per person, but applicants will need to be earning 50% or less of county median income. It is a different program with different guidelines. The remaining funds will be used for emergency hotel vouchers and they are currently negotiating with hotels on prices. People who have been evicted legally and illegally are living in campsites, but that will not be a viable option for them after Labor Day. Again, they have 22 months to spend the money and they are not planning on spending it all out yet. They will spend out the WRAP funds first, but they have limited sustainability with WRAP. Ms. Scheer stated that they do not know what new initiatives will come out of the government or what will happen after elections. There are far more questions than answers, but they are very happy that they are able to keep people housed because that is the purpose of this. Mr. Lord stated that he received an e-mail last week regarding a lobbying effort to increase WRAP funding, but the Governor wanted to wait to see the results of the first round of funding before moving forward. Mr. Lord asked if Ms. Scheer if she had heard something similar. Ms. Scheer replied that they were told there would be additional funds if this was spent out. They were initially told the funds would be good until the end of the year and then they were told that the last two months were intended to close out the accounts. Then they were told that there would be information about other funding to follow. It is very uncertain and there are many questions. Ms. Jevaltas asked if Ms. Scheer was aware of any evictions that are happening and how they would receive that information. Ms. Scheer replied that Mr. Lord has a lot of information about evictions. Mr. Lord replied that he hasn’t checked yet through July, but so far evictions are way down this year. People are working out solutions other than evictions. They’re down almost 40% in the state and most of it is in Milwaukee County. He doesn’t know what they are doing there, but their evictions are way down. Typically half of all state evictions for the year are in Milwaukee County. Ms. Jevaltas asked Mr. Lord about Winnebago County. Mr. Lord replied that Winnebago County was down around 14% or 15% the last time he checked a few weeks ago. 3 Ms. Scheer stated they have reason to believe that they are not being evicted because they are behind on rent, but for another reason. They have found a number of landlords who were not going to renew their lease agreements with tenants. The landlords were just going to ask the tenants to leave without an eviction. That’s typical for a lot of land lords, but they do know that is happening. Mr. Davis asked if they still have a backlog. Ms. Scheer replied that they are down to a day or two now. They authorized a ridiculous amount of overtime, which really helped them catch up in the last couple of weeks. It is a lot easier when people are asking for the second month of assistance because there is far less paperwork involved. They helped 60 people this week and around 50 people last week. She is very pleased that they were able to provide overtime to staff. She has eight part-time staff and two full-time staff working on this. It takes about 45 minutes to enter an application, so it’s quite a process. They also found that if they call between five and eight in the evening they’re able to connect with people who are not available during the day. They also call on Saturdays. She’s proud to say that they’re catching up. Mr. Davis asked if she has a sense how much longer the remaining funds will last or if they will last through the end of October. Ms. Scheer replied that she thinks it will be very close. They are not able to consider people for September as of August 15th. If nothing has changed in their situation, they are able to work ahead. This has been an interesting program to watch in motion because the state has been incredibly flexible. They are receiving more complaints about people not receiving unemployment, so they are unable to pay their rent. They are already getting questions about the next round of stimulus checks, but they have no reason to believe a second round is coming soon. Ms. Scheer stated that the situation is unprecedented. They used to help less than ten people per month and they’ve helped over 200 people this month. She does not know what will happen with utilities because the moratorium was lifted and then reset. She doesn’t like being doom and gloom, but these are frightening times. They are happy that have been able to assists as many people as they have. The landlord statistics have been interesting. They know there has been a fair share of mom and pops, but there has also been a fair share of large ones. Ms. Jevaltas asked if the University would be offering dorms for rent due to the housing shortage. Ms. Scheer replied that she has no reason to believe that they would be, but she is very curious about off-campus living if they are going to have virtual classes this semester. She does not know what the landlords who gear themselves toward student tenants are going to do. Mr. Lord asked Ms. Jevaltas to clarify her question regarding the housing shortage. Ms. Jevaltas replied that if there aren’t going to be students living in the dorms, then the dorms could potentially be an option for homeless individuals. 4 Ms. Scheer replied that the University was not interested earlier in the year when the warming shelter was looking for an alternative or an extended stay because they had other options. She is not hearing from the University that they’re interested being engaged. She’s delighted that church groups have created a day shelter and are working with volunteers to do that. They saw a lot of people in 90 degree weather sitting out in the sun or trying to find shelter because the typical places they would go aren’t open. They were really in a rough place, so she’s glad that the community has seen to help those people. Mr. Hutchinson asked for clarification about the student applications being turned down. Ms. Scheer replied that part of it has to do with age. Some students are still dependents of their parents, but if they’re under 25 and living off-campus, then theoretically they’re not eligible. If four students are sharing an apartment, then they need the income from all four of them. If two students are married, that would be an exemption. There is so much to look at with congregate living and housing. She’s not saying she’s happy, but she’s happy they’re not doing this because then all they would help is college students if that were the case. It’s an energy services regulation, not something they determine. Students are typically not eligible. Ms. Erickson asked if there was another resource they could refer them to. Ms. Scheer replied that the last she heard was that UW-Oshkosh had some housing options, but she does not know what they are and has not talked with them directly. Students are picking out housing for next year right now because that’s the cycle that they have. Kids are signing leases all over. She’s under the impression that landlords are suggesting a security deposit and two months’ rent. Mr. Davis stated that the affordable housing workshop has been rescheduled for September 8th due to the consultant’s availability, but he believes ADVOCAP was invited to that workshop also. We will be sending out a notice of observation in case there is a quorum of board members who wish to attend that workshop. Adjournment There being no further business, the meeting adjourned at 3:55. (Erickson/Hutchinson) Affordable Housing Workshop SEPTEMBER 22, 2020 Agenda 1. Income Ranges –Owner and Renter – ◦Low income, Very Low income, Extremely Low Income –City staff 2. Existing affordable housing programs –City staff and providers 3. Affordable Housing -initial findings –RDG Associates ◦Surplus and deficit by income 4. New Subdivision Construction – standards and costs, Subdivision Code update ECWRPC Survey, Engineer estimates for development costs –City Staff 5. Affordable Housing Study –What can the City do to address housing deficits? ◦To be completed in next 6 months Owner-Occupied Income Limits FY20 Income Limits Summary FY20 Income Limit Area Median Family Income FY20 Income Limit Category Persons in Family 1 2 3 4 5 6 7 8 Oshkosh-Neenah, WI MSA $80,800 Extremely Low Income Limits 30%17,000 19,400 21,850 26,200 30,680 31,160 39,640 44,120 Very Low Income Limits 50%28,300 32,350 36,400 40,400 43,650 46,900 50,100 53,350 Low Income Limits 80%45,300 51,750 58,200 64,650 69,850 75,000 80,200 85,350 Source: U.S. Department of HUD State: Wisconsin Tenants/Renter Income Limits 2020 Adjusted Home Income Limits Oshkosh-Neenah, WI MSA Program Persons in Family 1 2 3 4 5 6 7 8 Extremely Low Income Limits 30%17,000 19,400 21,850 24,250 26,200 28,150 30,100 32,050 Very Low Income Limits 50%28,300 32,350 36,400 40,400 43,650 46,900 50,100 53,350 Income Limits 60%33,960 38,820 43,680 48,480 52,380 56,280 60,120 64,020 Low Income Limits 80%45,300 51,750 58,200 64,650 69,850 75,000 80,200 85,350 Source: U.S. Department of HUD State: Wisconsin Maximum Monthly Rents for Federal Programs 2020 Home Program Rents Oshkosh-Neenah, WI MSA Program Efficiency 1 BR 2 BR 3 BR 4 BR 5 BR 6 BR Low Home Rent Limit 546 616 787 1,050 1,172 1,293 1,414 High Home Rent Limit 546 616 787 1,057 1,307 1,503 1,699 For Information Only: Fair Market Rent 546 616 787 1,057 1,307 1,503 1,699 50% Rent Limit 707 758 910 1,050 1,172 1,293 1,414 60% Rent Limit 899 964 1,159 1,331 1,465 1,598 1,732 Source: U.S. Department of HUD State: Wisconsin Existing Programs by Provider Organization Clients Served % of Income Limit to CMIOwnersTenantsHomeless ADVOCAP Weatherization Program X 150% W.R.A.P. Program X up to 80% ESG -Emergency Solutions Grant X 60% Continuum of Care X 30%-50% Housing Authority Strictly Public Housing have to house 40% of units at 30% CMI X less than 80% LIHTC building X less than 60% Housing Choice Voucher Programpercent of vouchers also needs to be less than 30% (Section 8) X less than 50% City of Oshkosh CDBG housing rehab X X 80% CDBG public service recipients X X X less than 80% HNI programshousing costs cannot exceed 30% of income X X no limit Existing Affordable Housing Programs -Healthy Neighborhood Initiative Sold on Oshkosh –Down payment assistance grant Curb Appeal –0% interest loan Owner Occupied –0% interest loan Rental Rehabilitation –0% interest loan Curb Appeal Micro Grant –Matching grant up to $500, leverages $2 private for $1 HNI Historic Rehabilitation –0% interest loan –new program Code Compliance Program –0% interest loan –new program New Homes In Our Neighborhoods Program –grant program –new program Housing Oshkosh Looking at Affordability, Looking Ahead City Council Workshop September 22, 2020 Affordability: Existing Inventory This is a relative measure of housing affordability. Statistically, Oshkosh appears to have a relatively favorable affordability picture. But we have to dig deeper to interpret these numbers. OWNER-OCCUPIED <2.0: Undervalued or depressed prices 2.0-2.5: Affordable to most buyers 2.5-3.0: “Sweet spot” –balance between affordability and rewarding >3.0:Affordability issues emerge RENTER-OCCUPIED 30% of adjusted gross income is standard for relative affordability Affordability Analysis NUMBER OF HOUSEHOLDS IN A GIVEN INCOME RANGE NUMBER OF OWNERSHIP HOUSING UNITS AFFORDABLE* TO HOUSEHOLDS IN THAT INCOME RANGE NUMBER OF RENTAL HOUSING UNITS AFFORDABLE* TO HOUSEHOLDS IN THAT INCOME RANGE TOTAL HOUSING UNITS AFFORDABLE* TO HOUSEHOLDS IN THAT INCOME RANGE (D=B+C) SURPLUS OR DEFICIT E=D-A A B C D E Affordability: Analyzing the Numbers GAP: Suggests housing cost burden for low-income households LARGE SURPLUS: Suggests higher income households occupying lower cost housing. Often reflects seniors remaining in fully amortized homes SMALL SURPLUS: Competition between this and higher income bracket households GAP: Suggests potential demand and limited supply for homes in middle market ranges GAP: Suggests some potential demand in higher market ranges Demand Calculation Preliminary market calculation to test relative consistency between North Jackson corridor land use plan and probable housing market demand Why A Housing Study ? The fundamental and growing importance of housing as a community priority for economic sustainability and recruitment •Identifying gaps and needs •Providing attainable housing for diverse populations •Responding to changing trends and preferences •Guiding and developing policy •Maximizing assets and use of resource •Building partnerships •Attracting developers and demonstrating markets •Creating a specific, actionable community housing strategy Components of a Complete Housing Study Community DataRegional Comparative Data Stakeholder Input Field Observations Perception Surveys Research and Context Analysis Integration Experience Goals, Obstacles, Needs, Opportunities Strategy and Action Plan Details Components of a Complete Housing Study Discovery and Analysis •Stakeholder Discussions •Citywide “windshield” (car + bike) survey of housing and neighborhood conditions and issues •Detailed demographic analysis •Mapping and analysis of current conditions •Community survey •Landlord and employer survey •Evaluation of existing programs Demands and Opportunities •Housing demand and needs analysis by occupancy, price point and rent, and housing form •Special needs analysis –senior housing, people with disabilities, homeless populations •Opportunities analysis and map •Neighborhood analysis Programs and Policy •Diagnosis/strategic goals and focuses for an Oshkosh housing program •Housing conservation •Case studies of applicable practice in comparable cities •Program and organization development •Policy directions (regulatory, incentives, partnerships) •Test fits/proformas as applicable •Funding needs/Implementation timetable Program Directions Rural Housing Incentive Districts Dodge City, KS originated Affordable Blended Mortgages Omaha, NE City Initiated Subdivisions Webster City, IA Urban Family Housing Gray’s Station, Des Moines Corridor Urbanism Fayetteville, AR Shared Equity Housing Omaha, NE Incentive-Based Infrastructure Financing Salina, Kansas New Subdivision Construction Standards and Costs Study 1.Subdivision Code update underway 2.East Central Wisconsin Regional Planning Commission – ◦Updating 2000 study with community survey ◦Standards for subdivisions, who pays, and when? ◦Surrounding communities –Cities of Appleton, Kaukauna, Menasha, Neenah, Wausau, Towns of Algoma, Grand Chute, Greenville, Villages of Harrison and Little Chute. ◦Completed late summer, 2020. Results should be available soon. 3.Engineering Cost estimates for a range of standards and densities. ◦Streets ◦Utilities ◦Sidewalks/trails Potential Housing Study Scope Primary focus –addressing lowest and highest end housing needs Build off the preliminary data from North Jackson Street –Corridor Plan Address housing needs on both ends of the Oshkosh income range –unique elements in each. Public participation Recommendations Identifying shortfalls that are unlikely to be met without incentives Programs and incentives to assist shortfalls Strategies to impact general quality of life & housing stock Potential Housing Study Scope Additional options: Livability Single family to rental conversions Adaptive reuse housing opportunities Impacts of local ordinances Special needs housing ADA accessibility ** Study can be funded out of the existing 2020 HNI budget allocation** TENANT BILL OF RIGHTS (DRAFT) WHEREAS There is an imbalance in power between landlords and tenants in the city of Oshkosh, and WHEREAS State lawmakers, through influence from housing providers, use legislation to preference landlord rights over the rights of tenants, and WHEREAS Housing providers in the city of Oshkosh misrepresent and deny tenant rights through dishonest communication, and WHEREAS Housing providers in the city of Oshkosh attempt to obstruct the city’s ability to protect tenants, and maintain the habitability of dwellings through lawsuits and outright disobedience of the law, and WHEREAS the economic downturn caused by the COVID-19 crisis further exacerbated the power imbalance between tenant and landlord, and WHEREAS The State of Wisconsin is not part of the Uniform Residential Landlord and Tenant Act, and WHEREAS the City of Oshkosh has identified several impediments to fair and affordable housing, Let it be resolved that The Common Council hereby establishes the Tenant Bill of Rights to read as follows: I. RIGHT TO JUSTICE AND FAIR, EQUITABLE TREATMENT UNDER THE LAW: A. LEASES: Tenants have the right to a rental agreement, which holds tenant and provider accountable for individual obligations. Tenants have the right to freedom from illegal and unenforceable non- standard rental provisions (WI State Statute 704.44; ATCP 134.08) B. SECURITY DEPOSITS: Tenants have the right to the return of their full security deposit within 21 days of terminating the lease, less charges damages explained with an itemized list, not to include normal wear and tear or professional carpet cleaning. Tenants have the right to sue for un-returned security deposits for up to double the amount (WI State Statute 704.28; ATCP 134.06). C. FEES & FINES: Tenants have the right to a receipt for any payment to a landlord. Tenants have the right to freedom of fees and fines not called for in the lease (ATCP 134.03; 134.09) D. FREEDOM FROM DISCRIMINATION: Tenants are protected from unfair treatment from housing providers on the basis of race, religion, biological sex, gender, political affiliation, etc. E. FREEDOM FROM RETALIATION: Tenants have the right to fully exercise the full the scope of their rights and privileges as afforded by the law, including the right to inspections for health and safety violations, and the right of tenants to organize (ATCP 134.09). II. RIGHT TO PEACEFUL ENJOYMENT OF THE DWELLING: A. ENTRY: Landlords must notify tenants at least 12 hours in advance of entry for repairs, inspection or to show the property to a buyer. Any entry done without notification or to address an emergency is illegal (WI State Statute 704.05; ATCP 134.09). B. EVICTIONS: Tenants have the right to written notice in the case of 5-, 14-, or 21-day evictions, and right to cure (WI State Statute 704.17). C. Tenants have the right to 28 days notice to terminate a month-to-month lease (WI State Statute 704.19). D. Tenants have the right to enjoy the duration of their rental agreement in the event of sale of the property (WI State Statute 704.19). E. Tenants have the right to remain their dwelling during national or statewide eviction moratoriums. III. RIGHT TO HEALTH AND SAFETY: A. Tenants have the right to safe and habitable dwellings which meet the minimum housing standards as provided in local ordinance. B. Landlords must disclose code violations affecting habitability (ATCP 134.04). C. Tenants have the right to report damages within 7 days of moving in, and to expect repairs of any damages (WI State Statute 704.08). D. Tenants have the right to request and receive repairs within a reasonable timeframe and at reasonable cost (ATCP 134.07). E. Tenants have the right to periodic and scheduled inspections in order to address habitability issues cause by negligence (ATCP 134.09). Revised 6-12-19 Rental Housing Advisory Board – 2019 Strategic Plan Membership and Terms: The Oshkosh Rental Housing Advisory board shall consist of seven (7) members. Each member shall serve for a period of three (3) years. The board’s composition should seek to reflect the diverse interest in rental housing conditions, such as, but not limited to nor excluding, landlords, tenants, neighborhood association representatives, health and safety professionals, real estate agents, and contractors. Purpose: The purpose of the Rental Housing Advisory Board is to advise staff on the creation of rental housing educational materials and residential rental training programs for landlords and tenants, to review and make recommendations regarding city policy or changes to the municipal code pertaining to rental housing. This includes all matters related to health, safety, and general welfare of the renting public. Advise  Attend 12 meetings per year.  Review policy pertaining to rental properties.  Create rental inspection districts.  Respond to State rental Inspection changes.  Report to Council on a regular basis. Educational Materials Distribute appropriate materials prepared by other entities that pertain to our purpose.  Tenants Bill of Rights  Rent Abatement  Tenant Association Brochure Create and distribute materials containing information to educate landlords, renters, and the general public on issues pertaining to local rental housing.  A Helpful Guide for Renting in Oshkosh  How Our Inspection Program Works  Information on Short Term Rentals in Oshkosh Training Programs  Inspection Certification (note: this was on our outline, but needs clarification)  Code Compliance Training: Research, develop and implement a training course on code compliance focused on the needs of landlords.  Landlord/Tenant Rights: Research, develop and implement a program to educate landlords and tenants on their respective rights.  Fair Housing: Schedule anti-discrimination training directed at both landlords and tenants through the Fair Housing Council. Revised 6-12-19  Rent Smart 2019: Direct tenants to these free workshops provide by UW Extension.  Hold a workshop on the viability of creating and/or supporting tenant associations. Outreach  Farmers Market: Participate in local farmers market as an opportunity for education and outreach to the community.  State of the City: Create and staff an exhibit to make our presence known.  Collaborate with local associations with an interest in rental properties. Examples include the Winnebago County Apartment Association, neighborhood associations, Rent Smart at UW Extension, the Fair Housing Council, World Relief, and Catholic Charities. Rental Housing Policy/Code Changes Research policies and codes from other municipalities. Consider best practices, modify existing or write new policies or code to address local needs. Investigate categories:  Residency requirements for landlords/property managers  Mobile homes  Landlord/tenant mediation  Service animals  Protected Class code update  Vacant Property Registration Ordinance (VPRO) Rental Housing Advisory Board – 2019 Action Plan Advise Topic Action to Take Responsible Party Completion Date RHAB Meetings Attend monthly Board members End of term Policy review Review as pertains to City rental properties Staff, Board members Inspection districts Create and monitor Staff, Board members State legislative changes Monitor Respond as needed Staff Staff, RHAB Report Keep Council informed of progress Council Liaison Educational Materials Topic Action to Take Responsible Party Completion Date Distribute existing pertinent materials: Tenants Bill of Rights Rent Abatement Tenant Assn Flyer Determine distribution points Determine distribution methods Staff, RHAB Create needed materials: A Helpful Guide for Renting in Oshkosh How Our Inspection Program Works Information on Short Term Rentals Create and/or approve content for information not covered in existing materials Upon completion, print and distribute Staff, RHAB Training Programs Topic Action to Take Responsible Party Completion Date Inspection Certification (needs clarified) Code Compliance Training for landlords: research, develop, implement RHAB Landlord/Tenant Rights Education on respective rights: research, develop, implement Fair Housing Anti-discrimination for tenants/landlords Staff with Fair Housing Council Rent Smart 2019 Supply class info Staff with UW Extension Tenant Association Study viability given transient nature of tenancy RHAB Outreach Topic Action to Take Responsible Party Completion Date Farmer Market Participate RHAB State of the City Create and staff exhibit each year RHAB, Staff Collaboration Reach out to local associations sharing same purpose as RHAB RHAB, Staff Rental Housing Policy/Code Changes Topic Action to Take Responsible Party Completion Date Residency requirements Research, modify or write policy or code RHAB, Staff Mobile homes Research, modify or write policy or code RHAB, Staff Landlord/tenant mediation Research, modify or write policy or code RHAB, Staff Service animals Research, modify or write policy or code RHAB, Staff Protected Class Research, modify or write policy or code RHAB, Staff VPRO Research, modify or write policy or code RHAB, Staff