Asset Management - Multifamily Rental Housing
The Asset Management Team of the Mayor’s Office of Housing and Community Development oversees and monitors the operation and financial performance of the affordable, multifamily rental housing projects that have been developed with financial and other forms of support from MOHCD and the former San Francisco Redevelopment Agency. As of 2019, the MOHCD Asset Management portfolio is comprised of over 360 operational developments containing over 22,000 affordable housing units, ranging in size from one unit to over 500 units and in age from newly constructed to over 100 years old. These projects serve a variety of low-income populations: families, seniors, disabled individuals, veterans, chronically homeless people, transition-age youth, people with HIV/AIDS, among others.
Click HERE to see a map of MOHCD's Affordable Rental Portfolio.
The Asset Management Team's primary responsibility is to service over 750 loans and grants provided for these projects to approximately 100 non-profit and for profit organizations. The Team is also responsible for monitoring the compliance of each project with a host of obligations that borrowers and grantees agreed to as a condition of MOHCD’s financing/support. The Team's goal is to ensure that all projects financed by MOHCD are:
- serving the intended low-income target populations with affordable rents
- well-managed and provide decent, safe and sanitary housing
- financially sound and sustainable in the long term.
In performing its duties, the Asset Management Team acts as a steward of public resources and and works to mitigate risk to the City’s investments wherever possible. The Team strives to:
- be responsive and fair
- analyze thoroughly and comprehensively
- work collaboratively and transparently
- maximize efficiency
- build the capacity of the people and organizations that MOH supports.
Covid-19 Allowance Alternative Residual Receipts Distributions: MOHCD offers this guidance to allow Owners to retain a greater share of Residual Receipts for CY 2019/FY 2019-20 than is currently permitted under the Residual Receipts Policy.
Moratorium on Evictions: They City has issued a 30-day moratorium on evictions related to the COVID-19 pandemic.
Guidance on Operating Reserves: MOHCD offers this guidance on the use of Operating Reserves for operating shortfalls that are due to the impact of the COVID-19 public health emergency on a project.
Annual reporting and periodic inspections are the two primary tools that the Asset Management Team uses to monitor projects, assess their performance, and ensure ongoing compliance.
Annual Monitoring Report
The Annual Monitoring Report (AMR) collects data about project operations and fiscal performance. The report is required of most projects that have been financed by MOHCD. (Project owners should check the financing agreement with MOHCD to determine whether or not the requirement applies to a project.) The report is due on May 31 for projects whose business year ends on 12/31 and on November 30 for projects whose business year ends on 6/30, and it must be submitted in electronic form only to email@example.com. For more information about the AMR, contact Mike McLoone.
Annual Monitoring Report Forms for Reporting Year 2019 (7/1/2018 through 6/30/2019 OR 1/1/19 through 12/31/19)
Notice of Availability - 2019 AMR (PDF) (NEW)
AMR Reporting Year 2019 (Excel) (NEW)
Owner Compliance Certificate 2019 (Word) (NEW)
Audit Requirements for MOHCD-Funded Projects (PDF) (effective 3/14/2016)
How-To Videos: The MOHCD Asset Management staff have created training videos that can be downloaded for viewing anytime. These videos may also be shown at the in-person trainings that we offer. We make these available online so that they can be utilized anytime, based on the training needs of relevant staff, and as staffing transitions occur.
Video Training Modules (NEW)
Annual Monitoring Report -- AMR - EZ
The AMR-EZ is used to collect a more-limited set of data about project operations. This report is required of projects with City contracts that impose relatively fewer obligations compared to projects that are required to submit the more-comprehensive AMR. MOHCD will inform you if you are authorized to use and submit the AMR-EZ instead of an AMR. If you have any questions, contact Mike McLoone.
Notice of Availability - 2019 AMR-EZ (PDF) (NEW)
AMR-EZ Reporting Year 2019 (Excel) (NEW)
The Asset Management Team conducts periodic inspections of projects financed by MOH to determine if they are being operated in compliance with the terms of the MOHCD financing agreements and applicable City and federal regulations. The inspections entail a physical inspection of the project, as well as an examination of tenant files and property management records. For more information on periodic inspections, contact Scott Madden
MOHCD Inspection Forms - These are the forms used by MOHCD staff to conduct periodic inspections.
Affordability Restrictions – Income Limits and Maximum Rents
To ensure that the rental housing financed by MOHCD is available to and affordable to low-income people, each project is subject to a set of affordability restrictions, which are enforced through a financing agreement and/or a deed restriction which is usually titled “Declaration of Restrictions” or a "Regulatory Agreement". The affordability restrictions define the income limit(s) that apply to a project and set the maximum rents that can be charged, and among other things, they may also set limits on annual rent increases. Income limits and maximum rents change annually, based on data from the federal Department of Housing and Urban Development.
The limits and maximums for 2020 are effective May 04, 2020, see links below:
2020 Maximum Rents (PDF) (UPDATED May 19, 2020 with corrected Utility Allowance data)
More information on income and rent limits, including historic data, is available on the Income Limits and Rent Limits for Affordable Rental Projects Under Contract with MOHCD page.
Tenant Income Certifications
The following forms must be used to conduct initial and annual income certifications of prospective and existing tenants in MOHCD-funded projects.
Technical Guide for Determining Income and Allowances (PDF) - for HOME-funded projects only
Marketing Requirements for MOHCD-Financed Multifamily Rental Projects
Before advertising the availability of units for lease in a project or the opening of the waiting list, owners and property managers must notify MOHCD of this action by completing a Marketing Plan Template and submitting it to the staff person assigned to the project on MOHCD’s asset management and compliance monitoring team. Once the marketing plan is approved, MOHCD will post information about the available units or opening of the wait list on DAHLIA - the City's internet portal where members of the public may get information and apply for affordable housing. Please review the housing preferences that may apply to your project on our Lottery Preference page. General information for people seeking affordable housing in San Francisco can also be found on our web site at this location.
Notice Regarding Option to Remove Caps on Distributions of Residual Receipts (PDF) (Effective June 23, 2020) (NEW)
Cash Out, Acquisition/Rehabilitation, Resyndication and Refinancing Policy (PDF) (Effective June 19, 2020) (NEW)
Capital Needs Assessment Policy and Related Documents:
Confirmations of Outstanding Loan Balances
Borrowers and their auditors may request Confirmations of Outstanding Loan Balances and other documentation by contacting Mike McLoone. Please allow 5 business days for a reply.
MOHCD Loan Modifications, Consents and Approvals
Borrowers who wish to modify their existing loans from MOHCD or who need our consent or approval for agreements or transactions with other parties must submit a Proposal Review Request Form, the MOHCD Application, which includes a 20-Year Cash Flow and any supporting documents required by MOHCD staff. Such modifications include loan extensions, refinancing, subordinations, modifications to affordability restrictions and transfers of ownership. The cost of MOHCD staff and City Attorney staff time spent on the transaction is payable by the Borrower and is recouped through the Proposal Review Fee. For more information on loan modifications or consents and approvals, contact Mike McLoone.
SERIOUS INCIDENT PROTOCOL
Even the most effective management of affordable housing properties cannot completely prevent the occurrence of serious, negative events such as accidents, criminal activity or equipment failure. At their worst, these events can lead to property damage, displacement of tenants, bodily injury or death. If a serious incident does occur, the property owner should notify all stakeholders in the project of the occurrence as soon as possible, after emergency procedures have been followed and the situation has been stabilized.
The Mayor’s Office of Housing and Community Development requests that owners of projects financed by this office notify us immediately if a serious incident occurs at their properties and meets one or more of the following parameters:
- Involves serious injury or death
- Is a serious, violent crime that involves a major police action (e.g. shooting)
- Causes the building or a significant number of units therein to be off-line
- Requires a resident to move out of a unit one month or longer
- Damage to the building is significant enough to require the use of reserves
The owner should notify the MOHCD asset manager assigned to the project and provide the following information:
- The date of the incident
- A description of the incident
- A description of what has been and is being done in response
- The name, phone and email of the staff that should be contacted if there are questions
- Confirmation that 1) the property insurance is current and 2) the insurance company has been contacted; a brief summary of their response, if available
- Statement of whether or not the organization plans to use the project’s reserves to pay for corrective action