Entrepreneurial Efforts

Public and affordable housing agencies often engage in a range of entrepreneurial efforts to meet the housing needs of underserved populations, create sustainable housing solutions, and improve the quality of life in local communities. These agencies typically combine social goals with business-oriented strategies to address challenges such as affordability, accessibility, and stability in housing markets. Below are some key entrepreneurial efforts undertaken by NWGHA in its history of operations:

1. Affordable Housing Development
   • Partnerships with Developers: NWGHA collaborates with private developers, government entities, and nonprofits to build affordable housing units. These collaborations involve leveraging tax incentives (like Low-Income Housing Tax Credits or LIHTC), HUD Rental Assistance Demonstration conversions, and obtaining financing through innovative mechanisms such as HOME funds, NSP funds, and more.
   • Repurposing Existing Properties: NWGHA identified a lack of affordable housing in the City of Rockmart, and instead of constructing new buildings, NWGHA decided to turn to the renovation and repurposing of vacant and underutilized properties by turning two former school buildings into affordable housing units.
2. Property Management
   • Property Management Services: In addition to developing housing, NWGHA also provides professional property management services for other developers. This ensures that the properties succeed and are sustainable, and also offers other public housing agencies the opportunity to become qualified to manage their own LIHTC properties.
3. Social Enterprise Initiatives
   Below are some examples of NWGHA's innovative programs that were created with one goal in mind: resident self-sufficiency and opportunity:
   • YouthBuild - NWGHA was awarded the Department of Labor YouthBuild grant in June 2023. This program provides a pre-apprenticeship program model than encompasses education, occupational skills training, leadership development, and post-placement program opportunities for youth ages 16-24 who left high school prior to obtaining a high school diploma that also have other risk factors, such as being adjudicated youth, youth aging out of foster care, youth with disabilities, youth experiencing housing instability, and other disadvantaged populations.
   • ConnectHomeUSA - ConnectHomeUSA is a free program that aims to bring internet service, affordable technology, and computer skills training into the households of NWGHA's residents. The ConnectHomeUSA Program helps residents have an opportunity to apply for jobs online, an opportunity for children to complete school assignments online, an opportunity for families to complete the FAFSA online, and an opportunity to apply for college/technical schools online. ConnectHomeUSA seeks to bridge the digital divide that faces individuals living in public housing and to ensure that high-speed internet and affordable technology follows children from their classroom back to their home.
   • Family Self-Sufficiency Program (FSS) - The Family Self-Sufficiency Program (FSS) is a voluntary program offered to residents of Public Housing and Housing Choice Voucher Program (Section 8). The FSS Coordinators assist in providing the resources and referrals to residents in their efforts to become self-sufficient, to obtain and maintain employment, and to improve their overall quality of life. NWGHA's current residents ages 18 or older may participate in the program. The resident and FSS Coordinator work together on developing an Individualized Training and Service Plan suited to meet the resident's needs. As an incentive, the FSS Program also helps residents establish a savings through an escrow account. The resident is eligible to receive the total balance of this account when he/she completes the Contract of Participation and has been welfare free for at least 12 consecutive months. One recent graduate of the program received $18,000.00 from his escrow account. Workshops offered by the FSS Coordinators include budgeting, resume writing, and interviewing skills.
   • Resident Opportunity and Self-Sufficiency ROSS - This is a free program offered to all residents of NWGHA. The resident may contact the service coordinator for enrollment. After enrollment, the resident and coordinator work together to develop a plan to meet his/her needs. Some of the referrals or types of services available to residents are transportation, Meals on Wheels, education/computer classes, childcare services, wellness programs, homemaker services, medical and/or mental health services, and case management. Workshops that focus on issues such as job readiness or physical health are held throughout the year.
   • Adult Education Program (GED) - The Adult Education Program partnership with Georgia Northwestern Technical College offers GED preparation and adult literacy at NWGHA's EnVision Center. Staff assistance is provided to any student who needs help in applying to a college or technical school, and in applying for financial assistance. Services include an individualized educational assessment and plan, free transportation to and from class, cultural enrichment, and referrals to other social service agencies (if needed). This program is available to the whole community, not just NWGHA residents.
   • Hannah's Place Apartments - This property underwent a RAD conversion in 2020. RAD Transfer of Assistance was closed in 2020 and the subsidy was transferred to Sandra D. Hudson Villas (9% LIHTC, new construction) in the form of Project Based Vouchers. Subsequently, the units remained vacant. NWGHA, in its mission to continue to provide affordable housing in safe, decent, and sanitary environments, requested that HUD release the DOT. In doing so, NWGHA will provide affordable housing for individuals with household incomes up to 80% AMI. All 76 units will be used for affordable housing. Of the 76 total units, 26 have been designated for a pilot program named Rapid Rehousing Program consisting of partnerships with NWGHA and other non-profit service providers. This program was created to address gaps in services and to address homelessness in the Rome community.
4. Social Finance and Impact Investing
   • Issuing Bonds as a Debt Instrument: NWGHA serves as a bond issuer for other developers to finance their projects. These are debt instruments that allow agencies to raise capital for large-scale affordable housing developments while attracting investors who are interested in achieving both social and financial returns.
5. Green and Sustainable Housing Initiatives
   • Sustainable Building Practices: In the spirit of both environmental responsibility and reducing long-term operating costs, NWGHA believes in the sustainability of building or retrofitting apartments with energy-efficient features like green building materials and energy-efficient appliances.
   • Climate Resilience Projects: NWGHA is interested in engaging in projects that enhance climate resilience, such as constructing or renovating buildings that can withstand extreme weather or incorporate sustainable water use and waste management systems.
6. Leveraging Federal and State Programs
   • Navigating Government Subsidies and Tax Credits: NWGHA has tapped into state and federal funding programs, such as Section 8 Housing Vouchers, the HOME Investment Partnerships Program, and HUD grants. NWGHA also accesses tax credits, such as LIHTCs, a program which incentivizes developers to build affordable housing by reducing their tax liabilities.

The entrepreneurial efforts of NWGHA are crucial for addressing the growing demand for affordable housing and supporting economically marginalized communities. By using innovative financing methods, leveraging partnerships, and integrating social services, NWGHA creates sustainable housing solutions that benefit both individual residents and the broader community.