1. Equipping Those at Risk of Losing Their Housing to Stay In It South Central PA Housing Recovery Summit York, PA April 29, 2014

2. Staff of Tabor Community Services  Roger Steffy – Vice President for Programs  Lowell Jantzi – Division Manager for Financial and Homeownership Counseling Contact Information: Tabor Community Services, Inc. 308 East King Street, P O Box 1676 Lancaster, PA 17608-1676 717-397-5182 www.tabornet.org 2

3.  Founded in 1968 – 46 years of service to Lancaster City and County  Provides an array of programs and services focused on Housing and Financial Stability  Serves about 4000 clients per year  Tabor’s Mission: “To help strengthen our community by giving people the tools and inspiration to meet their housing and financial challenges” 3

4. Emergency ShelterConsumer Credit Counseling Homeless OutreachFirst Time Homebuyer Services Rapid Re-HousingMatched Savings Programs Rental CounselingMortgage Default Counseling Transitional ProgramsReverse Mortgage Counseling Financial Education Workshops TLC Veterans’ Victory HouseHomeless Prevention Permanent Supportive HousingSupportive Services Mental Health Housing programs Supportive Services for Veteran Families Community Homeless Assessment and Referral Team 4

5.  Client driven approach  Personal detailed budgets for each client  Follow up with client after counseling session  Emphasis on financial education  Retain experienced, certified staff  Develop community support  Partnerships  Volunteers  Donations 5

6. For Mortgage Foreclosure Prevention  Patience and persistence – it can be a long process  1½ - 3 hour counseling session  Options available  Action Plan of steps to take  Send in applications (HEMAP, loss mitigation) only when fully complete  Experienced counselor – 25 years  Ask homeowner to keep us informed – we continue to provide assistance throughout process  FY 12-13: 173 households received mortgage counseling  89% avoided foreclosure 6

7.  Serves homeowner and renters  Develop Debt Management Plan (DMP) to pay off unsecured debt – up to 5 year program  Monthly statement to client  Monitor client progress to maintain consistent payments to creditors  FY 12-13: 675 households counseled  $2 million of debt paid back to creditors 7

8. Practices Specific to Supportive Services in Affordable Housing Complexes AAll residents of the complex are potential clients CClose collaboration with property manager is essential to promptly identify and offer services to those whose housing may be in jeopardy BBudgeting, good neighbor skills, tenant rights and responsibilities, fostering community KKnowledge of community systems to help access eligible services and benefits – food banks, Social Security, Dept. of Public Welfare, Dept. of Veterans Affairs, Office on Aging, etc. These can be essential to maintain rental housing. 8

9. Rental Counseling to Prevent Homelessness  Key Components for effectiveness  Detailed budget and financial counseling  Explore underlying causes  Negotiation with the Landlord  Both advocacy and accountability  Empower client decision making  Explore likely consequences of various options  Financial assistance if available can be helpful but only if budget is sustainable  FY 12-13: 103 households served  90 % of those households avoided homelessness 9

10. Important considerations:  Generally, the earlier someone seeks help the more effective the counseling is likely to be  Many clients think financial assistance is essential, but often it is not – budgeting and financial management skills are the crucial tools for success  The funding landscape is changing for prevention counseling for renters facing eviction. National Alliance to End Homelessness and HUD prioritizing rapid re-housing over prevention. Some funders cutting funding for prevention services 10

11.  Serious shortage of rental housing in Lancaster County – especially affordable rental housing  According to 2013 Housing Market Study, occupancy rate for all rental housing in Lancaster County is 95%  For affordable rental housing, occupancy is 97%.  That is a typical vacancy rate of only 5% and 3% - very difficult to find rental housing – rents are increasing  Regional banks are developing low income mortgage products  Mortgage servicing rules are now standardized across servicers - Expect this will expedite loss mitigation decisions and benefit homeowners 11

12. Questions? Thank you! 12