Decatur Housing Subsidiaries
Entrepreneurialism is at the heart of what we do!
At the Decatur Housing we firmly believe that to meet the growing concerns and challenges within our community and beyond, we must embrace an entrepreneurial approach to sustain and expand affordable housing opportunities for the Decatur community, a philosophy we have long embraced. As a public entity with a mission to provide safe, modern, and housing that is attainable to all, we recognize that creative, outside-the-box thinking is essential to ensuring long-term success, especially in the face of increasing financial challenges.
Decatur Housing is not only committed to owning and managing our rental housing but has also become a successful real estate developer, overseeing both rental and ownership housing projects. This entrepreneurial spirit extends beyond real estate development-through strategic investments in private entities within the housing industry, we've created opportunities for positive returns. These returns play a crucial role in funding essential programs such as our resident services, scholarships, and other operational needs.
Given the unprecedented reductions in administrative funding from the U.S. Department of Housing and Urban Development (HUD), securing non-federal funds has never been more critical. Decatur Housing's ability to attract alternative sources of revenue ensures we can continue to provide quality attainable residential communities and maintain operational excellence, while building a sufficient reserve of funds essential for our long-term sustainability.
Three Key Entrepreneurial Initiatives:
- Preserving Affordable Housing, Inc. This initiative focuses on the preservation and development of affordable and overall attainable housing options, ensuring that Decatur's housing landscape remains accessible and viable for generations to come.
- National Housing Compliance (NHC): NHC is a third-party compliance company that supports Decatur Housing's efforts to adhere to regulatory requirements while also fostering financial growth and sustainability through strategic partnerships.
- Zeffert and Associates: Specializing in compliance and management services, Zeffert and Associates enables Decatur Housing optimize its operations and expand its capacity to provide exceptional housing services.
Preserving Affordable Housing, Inc. (PAH)
Establishment and Role in Decatur Housing's Mission
The Housing Authority of the City of Decatur (Decatur Housing) has a long-standing history of real estate development, dating back to 1938 when we managed the development of the original 200-unit Allen Wilson community. Over the decades, Decatur Housing has continually pursued innovative solutions to meet the affordable housing needs of Decatur's residents, including homeownership initiatives and extensive redevelopment projects.
To further our commitment to revitalizing and expanding affordable housing in Decatur, Decatur Housing established Preserving Affordable Housing, Inc. (PAH) as a non-profit development entity on March 18, 2008. PAH was formed to spearhead the redevelopment of the Allen Wilson Terrace site and to function as Decatur Housing's primary non-profit developer for future residential projects.
Redevelopment
PAH Inc. has been instrumental with several significant revitalization efforts in Decatur, including:
- Allen Wilson I, II, and III: A $28.3 million redevelopment project that created 191 new affordable units.
- Trinity Walk I and II: A $22.8 million development that provided 121 affordable units.
- Trinity Walk III (now Oakview Walk): A $6 million revitalization project that transformed this community.
- Swanton Heights: A $24 million redevelopment project that revitalized another vital neighborhood in Decatur.
New Development Initiatives
- Legacy Village I Affordable residential development targeting residents at 30-80% of AMI and below; 60 units, $27,875,007.00 total development costs; slated for occupancy in June 2025
- Legacy Village II Affordable residential development targeting residents at 30-80% of AMI and below; 60 units, $21,466,231.00 total development costs; slated for occupancy in 2026
- Decatur East PAH Inc.'s first partnership deal with Columbia Residential. This is an affordable residential development targeting residents 62 and over at 30-80% of AMI and below; 80 units with 24 Project based units at 1, and 2 bedroom units, slated for occupancy in the summer of 2025
Mission and Vision
Preserving Affordable Housing, Inc. (PAH) was established with the core mission of developing and preserving affordable housing for low- to moderate-income individuals and families. Central to our mission is the strategic pursuit of Low-Income Housing Tax Credit (LIHTC) developments, a vital tool that helps fund the creation and revitalization of affordable housing.
However, as Decatur's housing needs evolve, so too does PAH's approach. While PAH remains rooted in providing affordable housing for those in need, we are increasingly focused on addressing the growing demand for attainable housing options for a broader range of residents. This includes working families, young professionals, civil servants, and others who find themselves caught between the need for affordable housing and the rising costs of market-rate options.
Expanding the Scope: From Affordable to Mixed-Income Housing
As the market for housing continues to shift, PAH has set a renewed goal to diversify its development and acquisition efforts. We are not only focused on affordable and subsidized housing but are also expanding into mixed-income and non-subsidized attainable housing developments. This strategic growth allows us to better serve a wide range of community members-those who do not qualify for heavily subsidized housing programs but are still priced out of today's rental market. Our vision is to create vibrant, inclusive communities that offer housing for people at various income levels, ensuring that Decatur remains a welcoming and accessible place for all residents, regardless of their background, age, or income.
A Path to Sustainability and Community Growth
PAH's expansion into mixed-income and non-subsidized attainable housing represents our commitment to providing housing solutions that bridge the gap between need and availability. By diversifying the types of housing we develop, we are positioning ourselves to address both current and future housing challenges, while simultaneously fostering economic sustainability and community growth.
We recognize that affordable housing is not just about providing shelter-it's about creating communities where families can thrive, where individuals can live and work with dignity, and where neighborhoods are vibrant and inclusive. PAH is dedicated to building housing that reflects these values, ensuring that Decatur continues to grow into a diverse, prosperous, and connected community.
Governance and Structure
PAH Inc. operates as a Georgia non-profit corporation (501(c)(4)) under the full control of Decatur Housing. All Decatur Housing Commissioners serve on the PAH Inc.'s board of directors, giving Decatur Housing complete oversight of PAH Inc.'s activities. Decatur Housing's Chief Executive Officer/Executive Director holds the position of Secretary/Treasurer and manages the day-to-day operations of PAH, Inc., ensuring alignment with DHA's broader goals.
Together, Decatur Housing and PAH Inc. collaborate closely to ensure that Decatur's affordable housing needs are met, both now and in the future, by leveraging both public and private resources to create lasting positive change in our community.
National Housing Compliance (NHC)
National Housing Compliance (NHC) is a 501c (4) corporation headquartered in Atlanta, Georgia. NHC was specifically created by its 11 member agencies (10 public housing agencies and the Georgia Department of Community Affairs) to conduct performance-based contract administration for HUD, as well as provide professional services to the affordable housing industry. NHC has a staff of 35 persons. NHC conducts this work for approximately 900 federally assisted properties throughout Georgia and Illinois representing 73,000 units. Decatur Housing's Executive Director serves on this Board as the NHC Vice Chair.
Commitment to Excellence and Compliance
NHC's work is essential in promoting and maintaining the integrity of affordable housing programs, ensuring that properties comply with federal regulations and that resources are used effectively to serve low- and moderate-income households. By providing robust contract administration, compliance monitoring, and professional services, NHC supports the continued growth and sustainability of affordable housing in Georgia, Illinois, and beyond.
Through NHC, Decatur Housing is directly involved in advancing best practices for affordable housing management and compliance, ensuring that the resources allocated to housing assistance are used responsibly and that residents in these communities can access the safe, quality housing they deserve.
Zeffert and Associates
Overview and Mission
Zeffert and Associates is a premier Low-Income Housing Tax Credit (LIHTC) training, inspection, audit, and compliance firm headquartered in St. Louis, Missouri. With a skilled team of 35 employees, Zeffert specializes in ensuring compliance and providing support services for the LIHTC program, a vital tool for funding the development and preservation of affordable housing.
Zeffert is co-owned by a consortium of housing authorities from across Georgia, including Americus, Athens, Atlanta, Augusta, Brunswick, Columbus, Decatur, Hinesville, Macon, and Marietta. This collective ownership structure strengthens Zeffert's ability to provide robust, community-driven solutions while ensuring that financial returns are directed back to the member housing authorities, including Decatur Housing. This collaboration allows Zeffert to maintain a sustainable model that offers quality financial returns to its partners and helps ensure long-term success.
Role and Leadership
As a key player in Zeffert's strategic direction, Decatur Housing's CEO and Executive Director serves as the Vice Chair on the Zeffert Board of Directors. In this capacity, Decatur Housing continues to contribute to the firm's growth and operational success, helping shape the future of LIHTC compliance and training services across the nation. The strong leadership and governance provided by Decatur Housing, along with the collective expertise of all housing authorities involved, ensures Zeffert's continued success in both its compliance efforts and its financial returns.
Through Zeffert and Associates, DHA is directly involved in a leading firm that plays a critical role in the affordable housing sector. Zeffert's services, which include training, audits, inspections, and compliance management, help ensure that affordable housing projects funded by LIHTC are properly managed and compliant with federal regulations. This helps preserve the integrity of affordable housing programs and ensures that resources are used effectively to benefit low- and moderate-income families