RLH Development, LLC provides comprehensive relocation consulting services to complement the real estate development and project management tasks associated with properties undergoing moderate and substantial rehabilitation. Robin Haddock completed HUD’s training on the Uniform Relocation Assistance and Real Property Acquisition Policies Act and Section 104(d) of the Housing and Community Development Act taught by HUD’s relocation specialist, Phillip Fortenberry, in 2009. Relocation services provided range from the initial planning and development of a relocation plan and budget all the way through implementation of the plan.

The details in between include developing phasing plans and unit assignments for on-site relocations; locating, providing transportation to and inspecting comparable replacement units for off-site moves; hiring moving contractors, coordinating moving assessments, scheduling moves, and utility transfers; leading resident meetings and interviews, maintaining relocation files, providing notices, calculating relocation benefits and coordinating payments; acting as a liaison between owners, general contractors, resident service coordinators and management staff; conflict resolution; and ensuring all local, state and federal relocation requirements are met.

RLH Development has worked with the owners and managers of the following projects to develop and implement relocation plans in a variety of situations including temporary and permanent moves, both on-site and off-site:

Rose Garden Townhomes

North Las Vegas, Nevada
2014 – current
115 family units

Development Activities:
Substantial rehabilitation
Client:
Category III Development Corporation
Financing:
Federal Low Income Housing Tax Credits, Tax Exempt Bonds, HUD 221(d)(4) Insured Loan

Relocation Strategy: The occupants of the first building to be renovated will be moved to vacant units on-site that will be achieved from regular unit turnover prior to the start of the rehabilitation. Once the first building is rehabilitated, residents from the second building will be transferred permanently to rehabilitated units in the first building. Only those residents that have to move initially from the first building will move twice. Everyone else will move once permanently.

Relocation Services: Work with Management to develop a comprehensive relocation plan and budget to submit to HUD. Develop a phasing plan to determine the order in which buildings will be renovated. Develop a spreadsheet tracking each resident move. Oversee Relocation Coordinator and act as a liaison between the Owner, General Contractor and Management. Assist with resident meetings, notices and paperwork.

T.F. Williams Court Apartments

Savannah, Georgia
2011 – 2013
151 units of senior housing

Development Activities: Repairs of individual units including HVAC, windows, kitchens and baths
Client: Georgia Infirmary Non-Profit Housing Corporation, Inc.
Financing: HUD Section 202/223(f) Refinance

Relocation Strategy: Regular turnover resulted in 11 vacant units prior to the start of renovations. This allowed for one wing of each floor to be completed at a time. The vacant units were used as hospitality units and the residents and their necessary belongings were moved to the hospitality units for approximately 12 days while renovations were completed in their units.

Relocation Services: Developed a relocation plan and budget submitted to HUD. Developed a phasing plan to determine the order in which units would be renovated. Developed a spreadsheet tracking each resident move. Conducted pre-moving assessments with the Moving Contractor and scheduled all packing and moving activities. Acted as a liaison between the Owner, General Contractor, Management and Resident Service Coordinators. Assisted with resident meetings, notices and paperwork.

 

Maplewood Park Apartments

Union City, Georgia
2010 -2013
110 units of family housing

Development Activities: Rehabilitation of an existing tax credit property at the end of the initial compliance period
Client: First Atlantic Capital
Financing: State and Federal Low Income Housing Tax Credits

Relocation Strategy: The occupants of the first buildings to be renovated were moved to vacant units on-site that were achieved from regular unit turnover prior to the start of the rehabilitation. Once the first buildings were rehabilitated, residents from the next buildings were transferred permanently to rehabilitated units in the first buildings. Only those residents that had to move initially from the first buildings were moved twice. Everyone else was moved once permanently.

Relocation Services: Assisted Management with developing a relocation plan and budget submitted to the Georgia Department of Community Affairs. Developed a phasing plan to determine the order in which the buildings would be renovated. Developed a spreadsheet tracking each resident move. Acted as a liaison between the Owner, General Contractor, Management and Relocation Coordinator. Assisted with resident meetings, notices and paperwork.

 

Strathmore Estates Relocation

Savannah, Georgia
2009 – 2012

Development Activities: Conduct relocation activities under the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and Section 104(d) of the Housing and Community Development Act of 1974 for approximately 100 households to allow for demolition and redevelopment of approximately 450 new multi-family units, along with single-family homes and some commercial development

Client: CHSA Development, Inc.

Relocation Strategy: Residents were transferred on-site to allow for phased demolition and new construction. Residents were then permanently moved to replacement housing as it was completed. Some residents were permanently relocated off-site due to replacement housing not meeting the household’s needs.

Relocation Services: Worked with the Client and City of Savannah to track all relocation activities and maintain comprehensive resident files. Met with all residents to complete required paperwork. Prepared resident notices. Coordinated with the Moving Contractor for temporary and permanent moves. Evaluated resident household income and housing needs to help determine the replacement housing needed. Assisted with collection of utility history. Determined residents’ ability to pay to ensure no economic displacement. Calculated relocation benefits for households that were ultimately displaced and moved permanently off-site. Assisted in identifying and inspecting comparable housing units for permanent off-site relocations.   Assisted with resident meetings.

Robin also led development and relocation activities for her previous employer on the following projects:

 

Ogeechee Apartments (Heritage Corner & Heritage Row)

Savannah, Georgia
2003-2006
50 units of family housing

Development Activities: Substantial rehabilitation and remodeling of an existing multi-family complex built circa 1910
Owner: Mercy Housing Southeast, Inc.
Financing: State and Federal Low Income Housing Tax Credits, Historic Tax Credits, CDBG funds

Relocation Strategy: Some residents were transferred temporarily off-site and returned to the property upon completion. Other residents were relocated permanently off-site.

Relocation Services: Developed a relocation plan and budget submitted to the Georgia Department of Community Affairs. Interviewed all residents. Sent all required notices and completed paperwork to develop comprehensive resident files. Worked with the City of Savannah Relocation Specialist to identify qualified off-site housing for temporary and permanent moves.   Provided transportation and assisted residents with inspecting comparable units. Hired moving contractor and coordinated all moves. Arranged payments to landlords for temporary relocations. Calculated relocation assistance and managed payments to residents. Coordinated return moves upon completion of rehabilitation.

 

Rose of Sharon Apartments

Savannah, Georgia
2003-2006
217 units of senior housing

Development Activities: Substantial rehabilitation and remodeling of an existing multi-family mid-rise including conversion of some efficiency units to one-bedroom units
Owner: Mercy Housing Southeast, Inc.
Financing: State and Federal Low Income Housing Tax Credits, Tax Exempt Bonds, HUD 236 Pre-Payment and IRP Decoupling, HUD 221(d)(4) Insured Loan

Relocation Strategy: Vacancies were achieved through regular turnover sufficient to allow the residents from the first floor to be renovated to move to vacant units on other floors in the building. As each floor was rehabilitated, the residents from the floor above were permanently relocated one floor below so that, in most cases, residents moved to a unit identical to the one from which they moved, in terms of orientation and distance from the elevator. Residents were also able to stay with their same neighbors. This was not always possible, as residents needing accessible or audio/visual equipped units were moved to units that were adapted for these needs. Additionally, some residents moved from efficiency units to one-bedroom units due to the unit conversions. Residents were transferred permanently on-site to rehabilitated units only one time, with the exception of these residents that made the initial moves to vacate an entire floor.

Relocation Services: Developed a relocation plan and budget submitted to the Georgia Department of Community Affairs and HUD. Developed a phasing plan to determine the order in which the floors would be renovated. Developed a spreadsheet tracking each resident move. Acted as a liaison between the Owner, General Contractor, Management and Resident Services Coordinators. Oversaw Relocation Coordinator. Assisted with resident meetings. Met with residents of each floor prior to moves. Scheduled all moving assessments and moves. Coordinated with Housing Authority of Savannah for moves involving residents with Housing Choice Vouchers.