CHN Network News, 7th Edition

April 2005

New Accounting Manager, Morene Rehbine, Loves Numbers and CHN
CHN Receives HUD Funding

CHN Marks Four Years of Service to Community

On March 5th, Community Housing Network, Inc. celebrated its’ fourth anniversary as a non-profit organization dedicated to meeting the housing needs of persons with disabilities in Oakland County. We have much to celebrate and much for which to be thankful. We are especially grateful for our ongoing collaboration with the Oakland County Community Mental Health Authority. We could not have accomplished as much as we have without their guidance and assistance. Real progress has been made in speaking to the needs of those without a place to call home. The first contract with OCCMHA was the foundation necessary to begin to turn visions into reality.

CHN initially began to manage 200 group homes. Maintenance issues and interactions with home owners were key. We recognized that group homes should truly be homes, with staff and residents living as a family. And we knew that each home’s environment had a significant impact upon that goal.

We also created the Housing Resource Center, which provides information, referrals and technical support to persons with disabilities, their family members and their professional supports. The CHN website also provides information and links about various housing and disability related topics. The site now receives approximately 14,500 hits each month. CHN also began to create a more diverse array of housing options by generating and managing various assets. We began to address the issue of runaway rents and lost equity. To date, CHN has purchased sixteen group homes and one condominium to contain leasing rates within a growing market.

In 2002, CHN was awarded a grant from the Federal Home Loan Bank of Indianapolis to provide homeownership opportunities to twelve low-income, first time homebuyers with special needs in Oakland County. The dream of homeownership has since become a reality for eight hardworking families and four more are in the process of achieving that goal.

Over time, CHN has been awarded four HUD Supportive Housing Leasing Assistance grants that provide rental assistance and supportive services to homeless individuals or families with disabilities. The LAP programs are helping people leave a life of homelessness to reside in the safety and comfort of their own apartments. Each family pays a portion of the rent based on their income and CHN pays the difference. Supportive services are provided in collaboration with core service providers. The Independent Living Club was developed to provide an ongoing program of education, self-help and mutual support for CHN renters and homeowners.

Community Housing Network has also taken a lead role in implementing the Homeless Management Information System in Oakland County. The HMIS is a federally mandated system that will provide an unduplicated count of homeless individuals.

It is impossible to share highlights of our first four years without recognizing the many ways in which individuals and organizations have supported our cause. There are many incredible people who have touched our lives. CHN has gratefully received proceeds from the HOMES Coalitions’ Annual Dinner and Auction, and contributions made through the Friends & Family Program, the Charitable Gift Annuity Program, and the Adopt-a-Family project. We offer many thanks to all of you who have supported our mission and our efforts. The CHN staff and board look forward to creating even greater affordable housing choices and opportunities for persons with disabilities in the years to come.

Not Your Ordinary Board of Directors

It is time to share one of the perhaps unknown and certainly unheralded secrets that lie behind Community Housing Network’s success. The fact is, we have a fabulous Board of Directors. Each one of the eleven members serves because they care one-hundred percent about the CHN mission. The CHN Board is diverse and is representative of people from various walks of life. Their one commonality is that each has been tremendously successful in their own pursuits. We are fortunate to have members with very strong business backgrounds who have developed multi-million dollar businesses and people who are leaders in the advocacy community. Others work successfully in various professions. And most importantly, some board members are persons with disabilities. These extraordinary people have not only become self-advocates, but advocates for the cause, as well.

Ours is not your run-of-the-mill, rubber stamped board. CHN has an activist board that sets policy in conjunction with management. CHN President and CEO, Marc Craig, says he is grateful to be working with such an effective board. “The CHN board members are really at the heart of it. They are people who want to know what they can do to help if we are experiencing a problem or confronting a challenge. They want to be aware of the issues surrounding this organization and how CHN can best be of service. Because we ARE a service organization the board members always want to know how we can expand the scope of service that we provide in terms of fulfilling our mission." Below you will find a brief introduction to our current hardworking board members:

James Merritt, Chair: Mr. Merritt is a successful real estate developer with extensive experience in residential brokerage and construction. He owns New Horizon Companies. Mr. Merritt brings to the board a wealth of expertise in business management and building relationships between business and government. His term is 2005 – 2008.

John Bell: Mr. Bell is the Assistant Vice President of Development for Walsh College. Mr. Bell has a long history of serving on the boards of several community organizations. His experience in planned giving, grant writing, special event coordination, and capital campaign development is invaluable to the board. His term is 2002 – 2005.

Troy Butler: Mr. Butler is a long-time self-advocate in the community. He is currently pursuing his masters degree in counseling. He is also a Pastoral Services Assistant volunteer for Mercy Bellbrook Retirement Community. His term is 2003 – 2006.

Elmer Cerano: Mr. Cerano is the Executive Director of Michigan Protection & Advocacy Service, Inc. He was previously the Director of United Cerebral Palsy Association of Metro Detroit. Mr. Cerano has had a distinguished career spanning more than twenty years as an outspoken advocate for people with disabilities. His term is 2005 – 2008.

Jon Fox: Mr. Fox is a commercial mortgage banker and a principal of Woodward Financial Group. His experience and knowledge in commercial real estate investment opportunities is a wonderful asset to Community Housing Network. His term is 2002 – 2005.

Gabrielle Frampton J. D.: Ms. Frampton serves as a staff attorney for Michigan Protection & Advocacy Service, Inc., specializing in the area of housing. She has more than a decade of experience in advocating in the mental health system. Her term is 2002 – 2005.

Kathleen Harris, J. D.: Ms. Harris is an attorney in private practice and has over twenty years of experience in various aspects of serving people with disabilities. She is a board member of several local non-profit organizations. Ms. Harris currently works as a consultant on disability issues and is active in many organizations that serve people with disabilities. Her term is 2005 – 2008.

Paul Landry: Mr. Landry has been employed at UCP of Metro. Detroit since 1996. He is currently a Benefits Counselor for the Social Security Benefits, Planning, Assistance, and Outreach Project. His term is 2003 – 2006.

Thomas Landry: Mr. Landry currently works as a private consultant in the construction industry. He is a respected member of the business community, and has a family member with a disability. His term is 2005 – 2008.

Donald Vainer: Mr. Vainer is a local real estate developer and homebuilder. Mr. Vainer has been a board member of several local organizations serving persons with disabilities including the Oakland County Community Mental Health Board. His term is 2002 – 2005.

Joanne Verbanic: Joanne is our newest board member. She is the founder of the Schizophrenics Anonymous self-help network and has been active on behalf of the SA membership as a national spokesperson, trainer, supporter and group leader. She is also a former member of the Oakland County Community Mental Health Board. Marc Craig noted that Joanne is truly a remarkable person. “She has done us a great honor by agreeing to be on this board. Because she exemplifies and embodies exactly the kind of values and the kind of mission that CHN is about.” Her term is 2004 - 2007.

Success Story: Donna Johnson Gets Back into Life

Donna Johnson is an attractive, well-groomed woman who has not had an easy life. She lives with disability and is one of the “working poor.” She credits CHN, and the Leasing Assistance Program with helping her leave a life of homelessness behind. For the first time in five years, this intelligent and personable woman can come home to her own apartment without fear of being evicted. Nowadays she is also sleeping in her own bed. For several years she slept on the floor because she could afford no furniture. And when she had no place to stay at all, she would ride the bus for days and nights at a time. When Donna was placed in touch with Jennifer Williams, the CHN Supportive Housing Navigator, she had only the clothes on her back. That was a far cry from the time she worked at General Motors and owned a three bedroom home. This determined lady worked very hard and was the first African American woman to be selected to be trained as an electrician at GM. She was active in her community and helped raise her nephew.

But after seventeen years on the job at GM, Donna’s good life took a turn for the worse. At the age of thirty-five she experienced an industrial accident and suffered a nervous breakdown. Donna lost her home, her car and most of her possessions as the illness took over her life. She received mental health services from Sinai Hospital for many years. Her counselor there recommended she move to Oakland County, which she did two years ago. Donna is currently receiving services from Easter Seals, in conjunction with the CHN LAP. It was difficult for her to make the transition to Oakland County. She still stays in contact with her psychiatric nurse at Sinai.

The amazing part of her story is that Donna has continually fought to build a better life, in spite of her illness. While she was unable to return to the stressful job at GM, she has always tried to work in some type of position. She found employment at K-Mart for five years until the company closed the store. For the past ten years she has been working as a part-time cashier at Rite-Aid. She takes the bus each day to work and likes the job a lot. Donna’s doctor recommended a relatively stress free schedule which includes three days off in a row. The people at Rite-Aid agreed and are very supportive. But seventeen hours a week at $7.23 an hour is not enough to pay for an apartment.

Donna considers the CHN Leasing Assistance Program a miracle. Not only does she have an attractive, secure, well-maintained one bedroom apartment in Southfield, but Jennifer helped her apply for much needed SSI. Before her SSI was approved, CHN sent her Kroger gift cards so she could buy some food. She is finally able to make ends meet with resources from her job, SSI, and the LAP rental assistance. Donna pays a part of the rent, based on her income. Funds from the HUD Leasing Assistance Program are used for the remainder of the payment.

Donna moved into her new apartment shortly before Christmas of last year with a few pieces of clothing and little else. “I moved into this apartment with nothing but I was so happy I didn’t care. I was used to sleeping on the floor. But Jennifer said, “We can’t have you sleeping on the floor”, and they got me a bed, a dining table and a few other basic pieces of furniture.” When Christmas came Donna was completely overwhelmed by the generosity of the CHN Adopt-a-Family program. She could not stop crying when she received the donated food, clothing, personal products and household items. Donna noted, “Jennifer also gave me some pictures from her mother’s house to hang on the walls and they are so pretty.”

In a short time, Donna’s empty apartment began to transform into a real home. And this budget conscious lady is always on the lookout for a bargain. Since her SSI payments began, she has been able to purchase a nice couch and matching chair at 80% off through lay-a-way. CHN has placed a request with the Furniture Bank for a dresser. Donna’s next goal is to save for some dining chairs. For the moment she makes due with some donated lawn chairs. Donna remains active outside of work. She is very involved in her church where she is an usher, attends weekly Bible school, goes to Sunday services and serves on the kitchen committee. She also enjoys going to the library and wants to take a typing or computer class at Oakland Community College. Her favorite books are spiritual in nature but she also enjoys a good humorous read. Recently she borrowed a cookbook from the library and made a cake for her co-workers at Rite-Aid. “I want to do things to discipline myself and get back into life”, she noted with a smile.

Donna has come a long way since she got in touch with CHN and Easter Seals. “The best part is having my own apartment. There is nothing like having your own place.” She says that everyone who has helped her has been a blessing. After meeting Donna, it is evident that this special lady deserves the best life can offer.

Fair Housing and Disability: Answers to Your Questions

Knowing the law about fair housing and disability can be invaluable, whether you are an advocate, a service provider, or are living with a disability. This new column will feature answers to questions that address legal issues that concern people with disabilities. Please send your inquiries to CHN Vice-President, Dawn Pischel, J. D., at 570 Kirts Blvd. Suite 213, Troy, MI 48084. Answers to your questions will appear in future columns.

Question: What protections do I have as a person with a disability when applying to rent an apartment?

Answer: If your application to rent an apartment is rejected, you have a right to know why. It is illegal for a landlord to refuse your rental application for discriminatory reasons. Federal law prohibits discrimination on the basis of race, color, religion, national origin, sex, age, familial status, physical disability, and mental disability. In addition, federal housing law prohibits a variety of discriminatory conducts including:

• A landlord may not use advertising that contains any statement indicating a preference or limitation based on any of the protected classes and s/he may not make any such implication or statement.
• A landlord cannot tell you that an apartment is not available when in fact it is available.
• A landlord cannot use a different set of rules for assessing you because you have a disability.
• A landlord cannot refuse to rent to you because you have a disability.
• A landlord cannot provided different services or facilities because you are disabled or require a larger deposit, or treat late payments differently.
• A landlord cannot end your tenancy because you have a disability.
• Finally, a landlord cannot harass you.

Question: I use a wheelchair and have a “Paws with a Cause” dog to assist me with daily living tasks. The housing I want to live in does not allow pets. What can I do?

Answer: A landlord cannot refuse to rent to you because of a no pet policy if you have a trained helper animal, such as a seeing-eye-dog, or a dog that helps you negotiate with a physical or mental disability. If the landlord does refuse, he or she has violated federal law, including the Americans with Disabilities Act.

In fact, CHN board member, attorney Gabrielle Frampton, successfully argued a related case involving the right of a fifty-five year old woman with severe mental illness. The woman claimed discrimination after a co-op board denied her a waiver of the cooperative’s no-pet policy. She had to move to a more expensive apartment to keep a dog. The woman’s psychiatrist and psychologist recommend the companionship of an emotional assistance dog to help ease the woman’s debilitating depression. The cooperative board claimed no psychiatric condition would justify granting a waiver to the no-pet ban. Many housing complexes have been slow to grant waivers to persons who suffer from mental illness, which is more difficult to quantify than physical disabilities. The unanimous decision in favor of the woman was believed to be the first federal jury verdict to recognize mental illness as a disability under the federal Fair Housing Act.

Question: What is a security deposit and how does it work?

Answer: A security deposit is money to protect the landlord in case the tenant damages the property or fails to pay rent. Usually, the tenant pays the security deposit before moving in. The pre-payment of the last month’s rent is not the same as a security deposit. The amount of the last month’s rent and of the security deposit each are usually one month’s rent.

Upon receiving a last month’s rent and/or a security deposit, the landlord should give the tenant a receipt for each prepayment. The tenant should ask for a receipt if none is given. The following information should be included on the receipt:

• The amount paid,
• The date on which payment was received,
• The intended use of the payment,
• The name of the person receiving it,
• If an agent is involved, the name of the landlord for whom the rent is collected, and
• The signature of the landlord or agent.

If the last month’s rent is collected, the landlord should also give the tenant a statement indicating whether s/he is entitled to interest. The tenant should provide the landlord at the termination of tenancy with a forwarding address where the deposit and interest is to be sent.

IMPORTANT: The landlord may be required by state law to pay interest on both the last month’s rent and the security deposit.

SUCCESS STORY: Trelawney Group Home in New Hudson

One of the major functions for which Community Housing Network, Inc. is responsible is the oversight of numerous group homes throughout Oakland County. In this article we would like to showcase the Trelawney home in New Hudson. Trelawney exemplifies what an excellent group home can be with the hard work of a dedicated staff and assistance from CHN. The three bedroom, two bath ranch is located in an attractive, rural subdivision. The houses are situated on large lots and suggest peaceful suburban living at its best. Trelawney defies the stereotype of what some misled people still think of as a “group home.” The house blends perfectly into the well-maintained neighborhood.

The factor that truly makes Trelawney a HOME for the six adults with developmental disabilities who reside there is the remarkable staff. Home manager, Sandy Watson, sets the pace with unbounded optimism and enthusiasm. The eleven other support staff follow her lead with commitment and a real interest in caring for the residents. All the staff members are employed by Quest Services and exceed the company’s high standards.

During a typical day the residents, ranging in age from 31 to 49 years, attend an outside workshop activity program. Each person has a job at the workshop, based on their abilities. When they return home it is time for individual physical exercises, dinner, dispensing of medications and preparation for bed. The residents also enjoy going on outings. The ratio of staff to residents is always one to one during these excursions. A free dance/bingo game is held on Fridays at the local VFW hall, for persons with developmental disabilities or mental illness. The event is sponsored by the Knights of Columbus. The Detroit Zoo is a favorite destination, as well. Residents also travel to hair appointments and shop for personal items at the mall.

Since October of last year the house has received numerous maintenance updates and the decorating efforts of both residents and staff. Shelley Brinkmann and Chuck Bratton, CHN Resource Managers, successfully negotiated a lease renewal with the home’s owner and obtained a renewed commitment from him to perform his designated maintenance responsibilities. Since that time the house has been transformed into a cozy home. The kitchen has been revamped and the two bathrooms are in the process of being updated. New exterior doors have been ordered. The entire house was painted and wallpapered by members of the staff. Some dedicated souls even came in on their days off to help with the endeavor. Pictures and other hangings of interest were donated to adorn the formerly bare walls.

Both staff and residents voted on how each of the three bedrooms should be decorated. Decisions were based on the interests of each resident and remained age appropriate. All decorating complied with State standards, since Trelawney is a State Licensed home. Each room was decorated with imagination and creativity. The two female residents share a room and selected a very bright, floral motif. Painted flowers adorn the walls and are complemented by vivid, multi-colored bedspreads. Other male roommates voted to create a moon and stars galaxy theme. Staff members helped them paint moons, suns, and stars on the walls. The ceiling is adorned with a pattern of glow in the dark stars. The third bedroom contains an automobile orientation since both men like cars. A painted roadway follows the contours of the walls. Posters of race cars and other auto related paraphernalia add to the ambience. Each resident is extremely proud of their new rooms. A special scrapbook project was also initiated so each resident could have a unique remembrance of the decorating venture.

The home’s exterior is as nice as the revamped interior. The large yard is maintained with care and pride during the warmer months. In Spring, a huge mix of flowers are planted in the well-groomed beds. Staff and family members donate hanging baskets and annuals. Winter snow allows for sledding on the hill in the back yard. Quest also promotes contests between staff/resident teams in various areas such as living skills and decorating. Awards and certificates of achievement line the walls of the home’s foyer.

The job of being a group home manager is extremely demanding and requires a huge amount of dedication. Sandy said the disability of a family member sparked her interest in group homes. She readily admits she would do this work with or without the pay. As manager she is totally responsible for the operation of the home and is on call 24/7. She also needs to be fast on her feet and able to make quick decisions. The resident’s welfare always comes first. “You need a big heart and must really enjoy taking care of people to do this job well.” There is a saying on the wall of the home’s foyer that says, “Having someplace to go is home. Having someone to love is family. Having both is a blessing.” It is clear the six residents of the Trelawney home are truly blessed.

New Accounting Manager, Morene Rehbine, Loves Numbers and CHN

Morene Rehbine, is a woman with a mission. She likes to make certain the fiscal numbers of an organization are put on the books in the right place, at the right time and in the proper manner. She loves understanding the way figures flow throughout a company. While Morene started working as the new Accounting Manager in early December of 2004, her familiarity with Community Housing Network goes back nearly four years. Morene remembers, “I worked for the accounting firm CHN was using to help them get set up and rolling. There were only three employees, the first time I visited CHN. So I have been dealing with the organization on and off for quite some time.”

Morene has always enjoyed working in some aspect of the accounting field. She recently earned a Bachelor’s degree in accounting from Walsh College. Now she plans to take the necessary classes for her CPA exam. She admits that being in love with an adding machine and a bunch of numbers may seem strange. Her husband has always told her, “You have always liked your work. Do you know how lucky that is?” Now Morene feels especially lucky to be working at CHN. She notes that all the staff members work well together and the working environment is like a family. “You don’t always get an opportunity, perhaps once in a lifetime, to experience that positive dynamic working in an organization. This is someplace one can make a work home.”

The new accounting manager is also busy learning the ins and outs of working for her first non-profit. “There is a whole different outlook in a non-profit as compared to a for-profit company. I like the things CHN is doing and I think the way the organization has developed in such a relatively short period is very impressive. I have never seen a company grow that quickly and yet be so solid in what they are doing. And they have not lost sight of the mission they started out with. Everyone believes in what they are doing. Each of us sees the tangible results of our work, such as individuals and families who are no longer homeless.”

On a personal note, Morene has lived in Southeast Michigan all her life. She enjoys spending time with her husband and their two adult children at their summer place “up north.” As a child, Morene spent every summer week-end in northern Michigan going to the beach or running through the woods. She is glad they were able to give their own children the same opportunity. She is not, however, a winter sports buff. She prefers to stay inside with a good book on a cold winter day.

Currently Morene is revamping the existing accounting system to best meet the needs of CHN’s areas of operation. “I feel very lucky to have been chosen to work at CHN. I feel like I just came home. It feels like it is going to be a good fit and I hope CHN management feels the same way.”

CHN Receives HUD Funding

Community Housing Network, Inc. has been conditionally awarded four grants, totaling $2,537,998.00 from the Department of Housing and Urban Development, McKinney-Vento Program. The awards were made in conjunction with funds given to the Oakland County Continuum of Care and the Macomb County CoC. CHN Housing Resource Manager, Kirsten Elliott, served as Co-chair of the Oakland County CoC and was instrumental in obtaining these awards.

The grants will enable CHN to continue and to expand housing and services to homeless persons with disabilities. The conditionally awarded grants are detailed below:

An existing two year Leasing Assistance Program (LAP1) was renewed for $635,036.00, for 34 beds.
A new three-year LAP3 program was funded for $929,899.00, providing an additional 39 beds.
A new three-year Leasing Assistance for the Chronically Homeless program was funded for $361,311.00 to provide 7 beds. This program is very service enriched with a strong outreach component. The grant was obtained in partnership with the Oakland County Division of Substance Abuse Services and the Oakland County Community Mental Health Authority.
A new three-year Macomb LAP1 program was funded for $611,752.00 to provide 21 beds in conjunction with Macomb County Community Mental Health.

Chuck’s Home Care Corner

I As you may know, CHN Resource Manager Chuck Bratton has acquired a wealth of home care tips and information. Once again Chuck will answer home care questions submitted by our readers. We encourage anyone with a question to write Chuck at: Chuck’s Home Care Corner, Community Housing Network, Inc., 570 Kirts Blvd., Suite 231, Troy, MI 48084. Answers to your questions will appear in future issues.

Question: I have a lot of moisture on the inside of the windows in my house. They are developing large ice dams on the inside of the glass at the bottom of the windows. What is causing this?

Answer: This is an indication that there is too much moisture in the air inside your house. Too much moisture could attract mold to grow. Some homes have humidifiers built into the furnace. These must be turned down during the winter months. Most thermostats will have a winter and summer indicator on the control. When it’s real cold out, the control should be set at about 15 % moisture in the air. To get rid of the ice on the inside of your windows, direct a fan to the ice. The warm air in the house will circulate and melt the ice.

Question: How do I clean my new carpet and vinyl floors? I never wear shoes in the house because I am afraid of getting the floors dirty.

Answer: Don’t be afraid of your new floors. Enjoy them! But first let me start by telling you which people should NOT have light colored vinyl floors. I sincerely hope you do not have an asphalt driveway if you purchased light colored vinyl floors. If this is the case, your floors will turn very yellow. There are oils and chemicals in the asphalt which you will inevitably bring into the house. These chemicals will yellow the floors terribly. So if you have an asphalt driveway, do NOT install white or light linoleum. That being said, use diluted vinegar for your vinyl flooring. Nothing stronger is required and it is very inexpensive. It is not a good idea to use harsh disinfecting chemicals on your floors. You can sanitize for a couple months with these chemicals but eventually you will have washed and scraped off the surface.

With carpet the best thing to do is to NOT use a carpet cleaning product. When you use a carpet cleaner you actually wash away and eliminate the Scotchguard protection. The best way to care for carpet is to gently clean it immediately after a spill. First eliminate as much of the liquid or substance as you can. Then get a big cup of water and pour it on the spot. Dilute the remaining substance in your carpet with water and blot with a cloth or paper towel. To most efficiently pull liquid out of the carpet, I recommend you put dry towels on the wet carpet and stand on them. Don’t bother to push the towels against the carpet with your hand. Your total body weight is far more effective than the strength in your arms. Walk on the spot until you get as much of the water out as possible. If by chance a spot was not immediately addressed, I suggest having the carpet professionally cleaned. While professional carpet cleaners use steam and some chemicals, they also re-Scotchguard the area.

Community Responds to Adopt-a-Family Program

Community Housing Network is always grateful to members of the community for supporting our work. An example of such generosity was the wonderful response we received for the CHN Adopt-a-Family Program. Over forty-five individuals, including 20 children, experienced the spirit of love and giving from total strangers. A year ago these individuals had no place to live. This year they are fortunate to be living in their own apartments, thanks to the HUD funded CHN Leasing Assistance Program. CHN’s Supportive Housing Navigator, Jennifer Williams, was aware that most program participants could not afford to celebrate the season unless something was done to help make it possible. Jennifer asked each person what they most wanted. Warm winter jackets and boots were high on the list. She also asked each person to request one special item for themselves. Jennifer asked for contributions by posting flyers in office buildings, by sending e-mails, and via the CHN newsletter. The response was much greater than expected.

CHN staff members were especially impressed by the number of persons with few means who wanted to help others who were less fortunate. Many donations came from LAP participants and others living with disabilities. The residents and staff of a group home donated money they earned from a yard sale. Another young woman and her caregiver spent a day shopping for gifts for others. CHN Vice-President, Dawn Pischel, J. D. summed it up when she noted, “The good will behind the giving was the most important. We are pleased that this community cares about what we are doing and wants to help folks when they know about it. It is that spirit of caring and giving that makes our work worthwhile.”