CPC Subcommittee on Emergency Housing Relief 7-17-2020 FINAL.pdBeverly Community Preservation Committee (CPC)
Subcommittee on Emergency Housing Relief
Meeting Notes
Meeting Date: July 17, 2020 at 9:00 AM
CPC members participating: Heather Richter; Derek Beckwith; Thomas Bussone, II; Nancy Marino.
Invited participant: Susan Gabriel, Executive Director, Beverly Bootstraps
CPC Committee staff: Denise Deschamps
As Chair of the Beverly Community Preservation Committee's Subcommittee Heather Richter called the
meeting to order at 9:06 AM. Richter reads a description of changes to the Commonwealth's Open
Meeting Law to accommodate remote meetings due to the COVID -19 pandemic, a description of the
process by which public meetings are held remotely along with a description of how the public may
access these meetings. Richter then asked that Committee staff, Denise Deschamps, call the roll.
Deschamps calls the roll and asked Susan Gabriel to introduce herself.
Richter begins the conversation with an overview of the CPC's efforts to create an Emergency Housing
Relief Fund and states that the Subcommittee has developed some questions to ask Susan Gabriel to
help direct the conversation. Derek Beckwith adds that the questions will not only help the
Subcommittee to better understand Beverly Bootstraps (BB) but they will also inform Beverly Bootstraps
about what the CPC is trying to accomplish. Gabriel asks the Subcommittee to describe its ultimate goal
for the program. Richter responds by saying that the CPC is well aware that many people have lost their
income, or had it radically reduced, due to COVID -19, they cannot pay their rent, and eventually the
moratorium on evictions will be lifted. In addition, many residents in Beverly work in some sectors
hardest hit by the pandemic such as healthcare, construction and hospitality. Unemployment went
from 2.6% to 26 %. Despite there being a lot of people in need many won't qualify for assistance from
existing, traditional programs and so the goal of the CPC is to keep people in their homes until we can all
get to the other side of this crisis. The program being proposed by the CPC is temporary with an
anticipated start date of September. It would be a three month long program or until funds are
depleted. The CPC would check in after three months with the administering agency to determine if
additional funding should be considered. Several other communities have similar programs in place
including Salem, Peabody, Gloucester, and Manchester. Nancy Marino adds that the CPC views this
program as purely transactional in that the administering agency would be expected to review
applications, determine eligibility and make an award. That is the end of the relationship, at least from
the perspective of the CPC. Beckwith added that while the program as envisioned by the CPC is
designed to serve households earning 100% of AMI or below it is intended to help those households that
are not eligible for other programs such as RAFT, which serves households at 50% or below AMI. So the
CPC looks at the process of determining eligibility as not particularly arduous. Richter added that the
CPC wants a streamlined program so that both the application process and the administration process is
as simple as possible. Gabriel stated that the landscape has likely changed a bit since the CPC was first
envisioning the creation of a program. Initially, there was a general belief that things would begin to
return to some normalcy after a few months but now it is difficult to predict when the economy will
rebound and people will find employment again. The people in economic distress need a long -term
plan. One month's rent or three months' rent is just a stopgap that may not be helpful. Thomas
Bussone stated that the CPC's approach was multi - pronged. They intended to give each eligible
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household three months rent, and the landlord would need to promise there will be no eviction
proceedings initiated /engaged in while the recipient is receiving assistance from the CPA. Bussone also
stated that it may be possible to negotiate a lesser rent with the landlord during the crisis. Gabriel
asked who would be negotiating with the landlords and Bussone suggested that it may be a role for the
administering agency. Gabriel stated that BB has experience in negotiating with landlords but that it is a
very time consuming endeavor.
Richter asked if the BB has experience in administering the type of program described by the CPC.
Gabriel responded in the affirmative stating that BB was founded 30 years ago. Its original mission was
to address food insecurity but food insecurity is really a symptom of economic insecurity. There are
many other related issues such as housing, employment, education /skill level. The BB wants to take a
holistic approach and talk to the client about all of these issues to create self - sustainability. Currently,
the BB appeals to Good Friday, Fischer Fuel, the Y and other programs for assistance to help the families
that reach out to them asking for assistance with housing. Richter reminded Gabriel that CPA funds may
only be used for rental assistance.
Nancy Marino commented that she appreciated BB's holistic approach to serving its clients. Many
families, busy, working multiple jobs, may not consider pursuing services that are available in the
community unless an emergency occurs. Interaction with BB will make them aware of other services
that may be available. It is difficult to anticipate the length of the crisis and the recovery from it.
Richter moved on to the question of how the BB would administer the program. Gabriel envisions that
each applicant would complete the BB's existing application form and evaluate the clients' situation and
identify the source of assistance they should pursue for the client. BB would first look at federal or state
programs that might have funding availability and look at local programs last in order to maximize
community funds. Richter asked how clients would be prioritized, first come /first served, level of need,
other? Typically, the BB reviews applications on a first come /first served basis but they could consider a
different approach. Maybe reserve the CPA funds for those households that have dug a deeper hole,
talk with their landlord, and determine their employability. CPA funds would be used as a last resort.
Bussone commented that it sounds as if their approach to working with clients and evaluating their
needs would not change from current methods. CPC would just be another funding source available to
their clients. The workload may increase because of potential increases in the number of applicants. So
the fee identified seems a bit high for the increased workload. Gabriel explained that BB had
anticipated a surge in activity this fall but that may not be the case if a moratorium on evictions remains
in place for an extended period and the economic recovery is longterm. BB did add a part-time staff
person to their FY21 budget and that was initiated before they became aware of the CPA program. If
they add administration of the CPA program to their current caseload it means more case manager
hours and supervision and director involvement as well as HR and Finance. Gabriel added that after
speaking with her staff she believes that BB can reduce the administrative fee to around $34,000. BB
would have to fundraise to support a new position. Case managers do not work for free. These are
salaried positions and there are other costs associated such as benefits. Beckwith described the CPA
funded program as a three -month program that could potentially be extended if there was need and
funding was available. He asked if the fee proposed by BB is their Letter of Intent was for a three -month
period. Gabriel responded in the affirmative stating that it is not so much the length of the program
that determines workload but the number of applicants. In addition, if the program is short in duration
then demand may be crammed into a shorter time period which is stressful for staff. In addition, staff
would need to be trained. Technology is another factor as is marketing the program. Gabriel said that
despite the challenges BB could do it. Richter asked for clarification as to what the revised
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administrative fee is that BB is proposing. Gabriel stated that it would be around $34,000. They want to
help as many people as possible. The CPA program may want to encourage people to take advantage of
other sources of funding as opposed to limiting CPA funds to those households that don't qualify for
other funding. Richter clarified that the administrative fee would come out of the $240,000.00 set aside
for the program so if $34,000.00 is subtracted from the $240,000.00 then approximately 57 households
could be assisted with CPA funds (at $3,600 per household). Gabriel responded that they were basing
their fee on usually 56% of applicants being funded, meaning about 150 would be interviewed.
Richter asked Gabriel, based on the information supplied to her by the CPC, would she recommend any
changes to the program parameters. Gabriel responded that the CPC may want to reconsider the 3
month time limit given that the moratorium on evictions has been extended. She doesn't want to use
the CPA funds just to delay an inevitable eviction. However, Gabriel said that maybe a 3 -month program
would be a good thing, encouraging a sense of urgency and forcing people to seek assistance before
they get too deep in debt. But there is the matter of BB getting people trained or finding experienced
people to administer the program. Richter suggested that a deeper conversation would be had on this
topic with the administering agency once they are selected.
Richter asked Gabriel how the BB would verify information provided by the applicant. Gabriel
responded that they have a process in place that includes checking with landlords, employers, reviewing
bank statements, etc.
Richter asked Gabriel what Information she thought would be helpful to include in the report to the
CPC /City. Gabriel responded by saying that BB invested in a robust data base, Salesforce, so it would be
easy for them to produce very detailed reports.
Richter asked Gabriel if the BB would be comfortable in reviewing applicant referrals submitted by other
agencies (as opposed to individuals) or would the BB accept individual applicants only. Gabriel
responded that they would accept applicants from other agencies and they work closely now with other
agencies. Richter asked if the BB would feel comfortable in referring clients to another agency if this
other agency were chosen to administer the program. Gabriel responded in the affirmative.
Richter asked Gabriel if she could propose ways in which to make people aware that the program is
available. Gabriel suggests that they would reach out to employers and the schools. BB has a great
marketing team. Bussone asks Gabriel how many applications the BB is currently receiving per week for
assistance. Gabriel states that the number is low right now. She can check with BB and get an exact
number after this meeting. Requests for housing assistance, pre- COVID, was the most frequent type of
request for assistance. People may not be worried at the moment because of the moratorium but they
could be digging a hole for themselves. So it might be best to be proactive at this time. Encourage
people to come in for help.
Deschamps asked if BB assists people with budgeting. Gabriel responded by saying that if they needed
assistance with budgeting it would be handled on a 1 to 1 basis but most of their clients are actually very
good at budgeting. They just don't bring in enough income to cover their expenses.
Richter thanked Gabriel for speaking with the Subcommittee members and adjourned the meeting at
10:02 AM
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