Rental Assistance Demonstration Program
HUD developed the RAD program in response to the long-term shrinking of Federal appropriations. It is estimated that there is a $25.6 billion-dollar backlog of public housing capital improvements nationwide. RAD shifts the funding to a more stable platform and facilitates the financing for modernization and redevelopment of public housing sites.
Miami-Dade Public Housing and Community Development (PHCD) is embarking on a comprehensive redevelopment initiative to preserve our approximately 9,000 public housing units, which serve nearly 18,000 of the County’s lowest-income residents. Miami-Dade County has an estimated need of approximately $2 billion dollars to address deteriorating conditions to a housing stock which, on average, is over 40 years old.
Miami-Dade County will maintain ownership of the land. Private sector companies will have a 75-year lease and the properties will be co-managed by private sector property management firms and PHCD.
RAD overview and rights for public housing residents
- Residents will not lose housing assistance and will not be rescreened because of a RAD conversion.
- Resident rent contribution will be calculated the same as it is under the public housing program.
- One-for-one replacement of public housing units is required.
- The RAD program will assist PHCD in obtaining funding for redevelopment of its public housing sites.
- Modernization or redevelopment may require temporary transfer from an existing public housing unit while construction is taking place. Residents are entitled to relocation protections in compliance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA) and have the right to return to the development once construction is completed. Residents requiring temporary transfer will receive advisory services, at least 90 days of advanced notice, and a comparable replacement dwelling unit to transfer to, as well as services through a professional moving company at no cost to the resident.
- According to HUD guidelines, (49 C.F.R.24.208(h)), any person who is an alien not lawfully present in the United States is ineligible for relocation assistance under URA, unless such ineligibility would result in exceptional and extremely unusual hardship to a qualifying spouse, parent, or child.
- Residents have the right to appeal eligibility for assistance under URA.
- The RAD program will be completed consistent with fair housing and civil rights requirements and reasonable accommodation for residents with disabilities.
- Residents are encouraged to wait for instructions from PHCD prior to initiating any moves to avoid losing relocation rights.
- Residents will have the right to organize as they do presently.
- PHCD will schedule meetings with residents to review RAD redevelopment and to obtain resident input.
RAD Redevelopment Milestones
- August 30, 2018: Miami-Dade County Mayor Carlos Gimenez and PHCD Director Michael Liu submitted a letter to HUD Secretary Ben Carson requesting a set-aside of 6,426 public housing units as part of a portfolio-wide reservation under RAD. Meetings were subsequently held with HUD to review the request and a response letter was received from HUD.
- November 6, 2018: HUD response letter indicating that there seemed to be a clear path to secure RAD authority for all 6,426 units in PHCD’s proposed RAD conversion portfolio. Resident Information Notices (RIN) and General Information Notices (GIN) were sent to residents and meetings were held with affected public housing residents and stakeholders to inform and obtain input on the PHCD’s RAD program and redevelopment of project sites.
- November 19, 2018: The Board of County Commissioners approved submission of RAD applications to HUD, pursuant to Resolution No. R-1240-18.
- December 13, 2018: PHCD submitted RAD applications to HUD for nine (9) initial public housing sites (first tier projects) for RAD Conversion which include: Culmer Place, Culmer Gardens, Rainbow Village, Gwen Cherry 23, Robert King High, Joe Moretti Phase 2B, Arthur Mays Villas, Harry Cain Tower, and South Miami Gardens.
- March 22, 2019: HUD sent the County a letter that commits to reserving conversion authority for all requested 6,426 units in the portfolio, subject to the County complying with certain requirements set forth in the RAD Notice. The letter further advised the County that for each approved RAD application, HUD will enter into a Commitment to enter into a Housing Assistance Payments (CHAPs). HUD has already committed to entering into CHAPS for the nine initial projects. PHCD is continuing to work on implementing its agency-wide RAD plan.