THE HOUSING AUTHORITY OF THE CITY OF FRANKLIN
FRANKLIN, TENNESSEE
RELOCATION PLAN
The objective of this manual is to discuss the relocation/displacement policy for the Franklin Housing Authority. These requirements and policies are to be followed when displacing persons for a project or program with HUD financial assistance. In order to provide a one-stop resource for practitioners, policies and procedures are cited in this manual.
RELOCATION PROCESS UNDER THE UNIFORM RELOCATION ACT
The Housing Authority of the City of Franklin (FHA) understands that requested action is subject to the relocation requirements of 24 CFR Part 970 and Chapter 8, Section 110 of HUD Handbook 1378.
Good recordkeeping, including a record of contacts with affected person, is necessary to carry out the policies in the HUD Handbook in an effective manner that maintains continuity, regardless of staff turnover.
All pertinent records shall be retained for the no less than three years after the latest of:
The date by which all payments have been received by persons displaced for the project and all payments for the acquisition of the real property have been received:
The date the project has been completed:
The date by which all issues resulting from litigation, negotiation, audit or other action (e.g., civil rights compliance) have been resolved and final action taken: or
For real property acquired with HUD funds, the date of final disposition.
Records maintained by the Agency to demonstrate compliance with the policies in the HUD Handbook are confidential. They shall not be made available as public information, unless required by applicable law. Only authorized staff of the Agency or HUD shall have access to them, subject to applicable law. However, upon the written request of an affected person, the Agency shall give the person or the persons designated representative the opportunity to inspect and copy, during normal business hours, all records pertinent to his/her case, except materials which are classified as confidential by the Agency. The Agency may impose reasonable conditions on the person’s right to inspect these records, consistent with applicable laws.
Resident will be given advance written notification if the expected displacement. The notice shall be provided as soon as feasible, describe the assistance and the procedures for obtaining the assistance and contain the name, address and phone number of an official responsible for providing the assistance.
Residents will be offered decent, safe, sanitary and affordable public housing units currently owned by FHA. To the minimum amount practicable, residents will be given choices of available units.
FHA will arrange for payment of actual reasonable moving cost for each household, including the reconnecting such resident supplied services as telephone, if resident paid for the initial hookup.
If a person disagrees with FHA determination concerning the person’s eligibility for relocation assistance or the amount of the assistance for which the person is eligible, the person may file a written appeal of that determination with FHA. A resident who is dissatisfied with FHA determination of his or her appeal may submit a request for review of FHA’s determination to the HUD field office.
FHA will arrange for counseling and advisory services for all families affected by this temporary relocation. These services will help ensure all tenants are afforded full choices and real opportunities to select relocation housing in a full range of sites in which relocation housing exists.
COUNSELING AND ADVISORY SERVICES:
The Authority will provide counseling to residents and coordination of services, through the intra-organizational Relocation team, to accomplish the relocation of residents.
Counseling will include the following:
- A relocation notice will be issued by the Relocation Coordinator (Resident Initiatives’ Coordinator) to each families being relocated ninety (90) days and not less that forty-five (45) days prior to the actual relocation.
- Conducting home visits and inspections of unit’s interiors for relocation.
- Determination of under or over housed conditions and discussion with the resident regarding the relocation process and schedule.
- Make certain all residents being relocated are advised of all housing choices and opportunities available to them during the relocation period.
- Review of transfer request with Housing Manager and location of a unit suitable for the family where the resident will be moved based on the preference indicated in the transfer request. The family’s rent rate will not be changed after relocation.
- The schedule of all relocation moves with the moving company after final consultation with the family to be relocated.
- Coordination of telephone company and cable TV company.
- Completing of all address change cards and forwarding to the U.S. Post Office, for those families electing to remain in the relocated apartment.
CERTIFICATION OF DECENT, SAFE AND SANITARY CONDITIONS
The Housing Authority of the City of Franklin hereby certifies that the housing units offered to the tenants in this community will be existing FHA owned and managed public housing units. They are decent, safe and sanitary housing units.
They will be offered at the same rent formula as are currently used to calculate rents in this community.
______
Derwin K. JacksonDate
Executive Director
RELOCATION CERTIFICATION
The Housing Authority of the City of Franklin certifies that it will comply with the URA, in accordance with regulations outlined in 24 CFR 970 and the Tenant Assistance, Displacement and Relocation Section of the HUD Handbook 1378.
______
Derwin K. JacksonDate
Executive Director
RELOCATION PLAN: OVERVIEW
The Housing Authority of the City of Franklin will temporarily relocate 44 households with average incomes of $10,000.00 annually. The average rent cost per family is $273.00. All residents will be provided written notification of their displacement. Management and team members of the Relocation and Modernization staff of the Housing Authority are foremost concerned with minimizing inconveniences to all residents involved in relocation.
MOVING EXPENSES
EXPENSE OF TENENTS RELOCATED
The Housing Authority shall either:
- Take direct responsibility for all actual, reasonable moving and related expenses by undertaking the move itself, using force account labor, a resident owned business, or a moving company; or
- Reimburse the tenants for all actual, reasonable out-of-pocket expenses incurred in connection with the move. The Housing Authority shall not make fixed payments for moving expenses of persons not displaced since such payments may not be representative of actual reasonable costs.
- Undertake move and provide $100.00 allowance. Pay related expenses (e.g., telephone and cable TV hookup, if tenant previously had telephone and cable TV).
EXPENSES OF TENANTS CHOOSING REPLACEMENT UNIT AND MOVES
. The Housing Authority shall:
- Inspect replacement housing before move to ensure it is decent, safe and sanitary.
- Undertake move and provide $100.00 allowance. Pay related expenses (e.g., telephone and cable TV hookup, it tenant previously had telephone and cable TV).
- Issue advance payment when needed.
- Assist tenant in preparing claims.
- Review claims and promptly issue payment.
EVICTIONS
Relocation assistance payments for residents who are currently under eviction will be contingent upon the outcome of the eviction proceedings against the resident. Residents that are evicted for serious or repeated violations of their lease or any federal, state, or local law or for any other good cause deemed by the Housing Authority of the City of Franklin will not qualify for Relocation Assistance payments.
GRIEVANCES
Any resident grievance that may result from the Relocation process will be handled in accordance with Franklin Housing Authority grievance procedures as outlined in the Authority’s Admission and Continued Occupancy Policy.
DISPLACED TENANTS
For tenants displaced, there shall be separate case files that include:
- Identification of the tenant’s name, address, racial/ethnic group classification and date of initial occupancy. For residential tenant-occupancy, including age, sex and income of all members of the household and the monthly rent and average monthly utility costs for the displacement dwelling;
- Evidence that the tenant received timely written notice of possible displacement and a general description of the relocation payments and advisory services for which the tenant may be eligible. Such evidence includes basic eligibility conditions and the procedures for obtaining payments;
- Evidence that the tenant received timely written notice of eligibility for relocation assistance and for tenants displaced from a dwelling, the specific CRD and the related cost to be used to establish the upper limit of the replacement housing payment;
- Identification of relocation needs and preferences, dates of personal contacts and services provided;
- Identification of referrals to replacement properties, date of referral, rent/utility costs or sale price (if dwelling), date of availability, and reason(s) person declined referral;
- Copy of 90-day notice and vacate notice, if issued;
- The address of the replacement property and date of relocation. If dwelling, identify rent/utility costs or sale price and date of relocation;
- Copy of replacement dwelling inspection report showing condition of unit and date of inspection;
- Copy of each approved claim form and related documentation; evidence that the tenant received the payment and, if applicable, Section 8 certification or housing voucher; and
- Copy of any appeal or compliant filed and grantee/recipient response.
THE HOUSING AUTHORITY OF THE CITY OF FRANKLIN
REDDICK COURT PLAN
TN035-2
REDDICK COURT OVERVIEW
The Relocation will be scheduled in approximately six (6) phases for the Reddick Court Development site. Relocation of residents will begin upon BR size needed and BR size available, based upon current family composition at the time of relocation. Residents wishing to permanently relocate will be granted permission to do so (transfers).
Units will be available at the other Franklin Housing Authority sites or other sites to be used for Phase I through VI to relocate families.
Residents of Reddick Court were acquainted with the Relocation Plan through group meetings with the Executive Director, Public Housing Manager and Resident Services department. Concerns of the residents were acknowledged during these meetings and will continue to be acknowledged through the redevelopment of Reddick Court. The FHA Relocation and Development (Social Services) staff will provide residents with all information pertaining to the various changes during the months to come. Also, community meetings, assistance programs and issuance of mail out materials will be used to keep the residents well informed.
PHASE I THROUGH VI
Step 1. TEMPORARY:
Families will relocate to available temporary vacant units.
Step2. PERMANENT:
After completion of permanent units, families will be re-housed according to family size and unit availability.
PAYMENT FOR MOVING EXPENSES
SECURITY DEPOSITS AND TRANSFER COST
- Security Deposit. Residents will not be required to pay another security deposit during the relocation process.
- Transfer Cost. Inter-development or intra-development transfer cost will be waived during the relocation process.
TELEPHONE & CABLE TV
The Franklin Housing Authority will pay the required cost of telephone and cable TV installation and troubled wiring (where necessary) to residents with previous telephone and cable TV services prior to the relocation period.
INCIDENTAL COSTS
All reasonable incidental costs incurred due to the relocation will be reimbursed, upon presentation of a valid receipt for approved expenses.
REDDICK COURT – PHASE PLAN
The first group of units will be vacant and cleaned to allow for the contractors to work. Residents will relocate to available vacant units at other Public Housing sites available.
THE HOUSING AUTHORITY OF THE CITY OF FRANKLIN
100 Spring Street • Post Office Box 304
Franklin, Tennessee 37065-0304
Phone (615) 794-1247 • Fax (615) 794-9254
June 30, 2010
Dear Tenant:
The demolition process for the redevelopment plan is about to begin in this development and you will be required to relocate to another FHA unit. Once the project is completed and should you return, space shall be provided according to you family composition.
DO NOT MOVE OR PANIC. This letter is for your information only. You will be given an advanced written notice regarding a move date. THIS IS NOT THE NOTICE.
Again, be assured that no individual will be required to move before an opportunity to obtain safe and sanitary housing within your financial means is accomplished. The relocation staff will assist you with this matter and provide advisory assistance.
You may be eligible for relocation assistance. A notice will be sent regarding payments and eligibility requirements to you. Eligibility of individuals under eviction will be based on the outcome of the eviction proceedings against the resident.
You have the right to appeal the relocation payment or other circumstances regarding relocation.
Remember, if you move before receiving a notice from the Franklin Housing Authority to vacate the premises, your eligibility for relocation assistance could be denied.
Again, this is not a notice to vacate and does not establish eligibility for relocation payments or other relocation assistance.
Sincerely,
Cyndi Clark
Resident Initiatives’ Coordinator
cc:Derwin K. Jackson, Executive Director
Michael Bishop, Public Housing Manager
Doug Johns, Maintenance Supervisor
THE HOUSING AUTHORITY OF THE CITY OF FRANKLIN
100 Spring Street • Post Office Box 304
Franklin, Tennessee 37065-0304
Phone (615) 794-1247 • Fax (615) 794-9254
June 30, 2010
RE:General Information Letter Regarding Relocation
Dear ______:
Franklin Housing Authority will be renovating the apartment that you occupy. You will be required to relocate from your apartment during the Construction Phase. When construction is finished, each family required to move temporarily will return to a newly renovated apartment according to the appropriate size required by each family.
In addition, if you are currently under eviction, your eligibility for relocation assistance will be contingent upon the outcome of the eviction proceedings against you.
You may be eligible for Relocation Assistance under the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended.
This is not a notice to vacate your apartment. You will be notified in advance when required to move from your apartment.
If you have any questions, please contact Cyndi Clark, Resident Initiatives’ Coordinator at 794-1247.
Again, this is not a notice to vacate and does not establish eligibility for relocation payments or other relocation assistance.
SPECIAL NOTE:A copy of this letter is required in your Resident case and relocation file.
THE HOUSING AUTHORITY OF THE CITY OF FRANKLIN
100 Spring Street • Post Office Box 304
Franklin, Tennessee 37065-0304
Phone (615) 794-1247 • Fax (615) 794-9254
June 30, 2010
RE: Letter of Eligibility for Relocation Assistance - Residential Tenant
Dear ______:
On <Date>, we notified you of proposed plans to demolish your apartment. We are not ready to proceed with construction.
This is a notice of eligibility for relocation assistance. To carry out the demolition, it will be necessary for you to relocate. You do not need to move now!You will not be required to move until advance written notification of the date by which you will move. When you do move, you will be entitled to relocation reimbursement and/or other assistance in accordance with federal regulations implementing the Uniform Relocation Act (URA).
The effective date of this notice is <Date>. You are now eligible for relocation assistance, including:
Counseling and other Advisory Services
I want to make it clear that you are eligible for assistance to relocate. In addition, if you are currently under eviction, your eligibility for relocation assistance will be contingent upon the outcome of the eviction proceedings against you.
REMEMBER, do not move before we have a chance to discuss your eligibility for assistance. This letter is important to you and should be retained.
Sincerely,
Cyndi Clark
ResidentInitiatives’Coordinator
THE HOUSING AUTHORITY OF THE CITY OF FRANKLIN
100 Spring Street • Post Office Box 304
Franklin, Tennessee 37065-0304
Phone (615) 794-1247 • Fax (615) 794-9254
June 30, 2010
RE:Letter of Notification to Relocate
Dear ______:
We are ready to proceed with our proposed plans to demolish your apartment. It is necessary for you to relocate to another temporary location.
Please contact the Housing Manager or me at 794-1247 to discuss the relocation arrangements and assistance.
Sincerely,
Derwin Jackson
Executive Director
THE HOUSING AUTHORITY OF THE CITY OF FRANKLIN
100 Spring Street • Post Office Box 304
Franklin, Tennessee 37065-0304
Phone (615) 794-1247 • Fax (615) 794-9254
June 30, 2010
Dear Reddick Court Residents:
On <Date>, we notified you of the proposed plans to demolish your building. The building in which you live is scheduled for demolition by the Franklin Housing Authority. During the demolition of the building, you will be moved to another FHA development.
Please complete the enclosed form. The Relocation staff will assist you with moving based on your choices and available housing in that particular area.
It is important that we begin moving residents to address demolition requirements and to provide safe and sanitary housing.
RESIDENT TRANSFER PREFERENCE AND PERSONAL DATA SHEET
I am a resident at Reddick Court, TN035-02. I understand that the Reddick Court section of where I live will undergo demolition; and that I must vacate my apartment.
I also understand that decent, safe and sanitary replacement housing will be provided for me at another public housing development based on my eligibility.
If I have to go to another development, due to demolition:
_____I would like to return to Reddick Court after the demolition is complete, if possible, or
_____I would like to take this opportunity to transfer permanently to another development.
My development choices of transfers are:
1st choice ______
2nd choice ______
3rd choice ______
I am presently living in a ____ Bedroom apartment.
According to my lease, my family consists of (Give number of each)
# of Adults# of Boys/Ages# of Girls/Ages
______
I further understand that if I have a medical need for special housing accommodation, I must provide Franklin Housing Authority with a valid medical statement showing that need.
______
Resident SignatureDate