Building off our momentum from 2017, the Center for Senior Services (CSS) team hit the ground running last year. We are pleased to report that CSS established new connections on Capitol Hill and at the Department of Housing and Urban Development (HUD). In addition, we enjoyed learning from each other at the Managers and Service Coordinators and B’nai B’rith Housing Conferences. Last spring brought welcome news for the Section 202 capital advance funds, because the federal budget allocated $105 million towards the program. This was the first time since 2011 that meaningful money was appropriated to build new properties for low-income seniors. For years, B’nai B’rith has felt the Section 202 capital advance funds had been woefully neglected, and we believe this is an important first step towards creating badly needed additional affordable housing for seniors. Unfortunately, it wasn’t all good news this year for the Section 202 program. HUD released proposed legislation that called for an increase in Section 202 residents’ monthly rental contributions. B’nai B’rith spoke out against these damaging reforms and took our message directly to Congress. Fortunately, there was little appetite on Capitol Hill to raise rents on low-income seniors, and HUD’s rental reforms were not enacted into law. As always, our visits to Capitol Hill were in conjunction with the American Association of Service Coordinators, an organization that naturally fits with B’nai B’rith’s housing mantra of “aging in place.” In addition, meetings with lawmakers’ offices always included an open invitation to visit our beautiful B’nai B’rith-sponsored properties. Representatives Cheri Bustos (D-Illinois), Gene Green (D-Texas), Ted Deutch (D-Florida) and Donald Payne (D-New Jersey) all enjoyed their time touring Section 202 buildings and speaking with their constituents about seniors’ issues. Always looking to build on our successes, we expanded our congressional outreach this year to include candidates running for Congress. Republican congressional candidate Marty Nothstein and Democratic congressional candidate Susan Wild toured B’nai B’rith Apartments in Allentown, Pennsylvania, to meet with residents and discuss the critical importance of housing for adults with limited means. This opportunity allowed whichever candidate won the race to take back to Congress the conversations they had with residents about how critical affordable housing, income security and healthcare matters are for seniors. Our work certainly did not stop on Capitol Hill. The B’nai B’rith Housing Conference and the Managers and Service Coordinators meetings were both fantastic. The B’nai B’rith housing community was able to directly hear from HUD, B’nai B’rith staff and other experts who work with seniors. Topics included elder fraud prevention from the Consumer Financial Protection Bureau; working with Adult Protective Services (APS); avoiding staff burnout; dealing with difficult residents and residents’ mental health issues; fire safety for seniors; resident empowerment; program models to help residents access nutritious food; HUD updates; eliminating barriers to housing access and providing support for formerly homeless residents; fair housing; and congressional updates. It’s always fun learning about our buildings’ success stories and seeing what works throughout our community. CSS staff work travel certainly did not stop at the B’nai B’rith conferences. In May Janel Doughten, associate director, Center for Senior Services, and Evan Carmen, assistant director for aging policy, were hosted by the Jewish Community Housing Corporation (JCHC) management company at the South Orange B'nai B'rith Federation House in New Jersey. The two put on a fair housing training for residents as well as a session entitled “How to Be Your Own Best Advocate.” Janel and Breana Clark, senior program associate, attended the 2018 National Service Coordinator Conference in August. The conference was hosted by the American Association of Service Coordinators in Austin, Texas. The following month, Janel presented at the SPM Property Management 2018 Managers Workshop in Sandestin, Florida. The presentation focused on how to de-escalate tense situations with a resident, how to recognize and deal with adult bullying in senior housing and how to become more empathetic towards residents. The B’nai B’rith 2018 Annual Leadership Forum took place in New York from Oct. 14-16. As a part of the agenda, Evan and Breana sat on a staff panel devoted to domestic policy issues. The two highlighted the HUD Section 202 program and other federal programs that seniors in the B’nai B’rith network rely on, such as Medicare, Medicaid, the Supplemental Nutrition Assistance Program and Social Security. Most recently, Janel visited Mollie & Max Barnett Apartments & Tarrant County B’nai B’rith Apartments in Fort Worth, Texas, to put on programming for residents regarding adult bullying, empathy and compassion. Saving the best for last, Mark Olshan, associate executive vice president of B’nai B’rith International, was instrumental in the recapitalization of the Adelstein Family-Project H.O.P.E B’nai B’rith House in the Bronx, New York. This project will allow residents to see a completely renovated building when the construction is finished. Upgrades include new bathrooms, kitchens, appliances, lighting and paint. Exterior and common area renovations will include new masonry, replacement of exterior doors, new elevators, safety windows, plumbing infrastructure, boilers and pumps. It will also see the addition of smoke detectors and sprinklers and electrical and security upgrades. All of this will allow the building to be preserved for the next generation. In addition, the management team plans to provide the financial resources for supportive and social services for the residents. Through partnerships with local organizations, for the first time, residents will have access to community resources, supportive listening and casework services and a host of new classes, workshops, events and regular activities. Lastly, in 2018, the CSS team was excited to start an educational webinar service that trained the B’nai B’rith community on affordable housing. We did webinars entitled “Senior Housing 202” and “Fair Housing and Diversity Awareness.” These webinars provided important information on the background of B’nai B’rith’s relationship with the Section 202 program, and how we can make our housing community more inclusive and welcoming. As we begin 2019, this year is shaping up to be even better. We have our conferences tentatively scheduled for Fort Worth, Texas and San Juan, Puerto Rico, and we are already planning for the Resident Leadership retreat over the summer, which is always a blast! Lastly, rest assured that our advocacy on Capitol Hill will continue in earnest, as we hope to report additional congressional visits to our sponsored buildings throughout the year. ![]() Mark D. Olshan, Ph.D. began his career with B’nai B’rith in 1983 when he was hired as its Director of Senior Housing. He currently serves as Director of the Center for Senior Services and Associate Executive Vice President of B’nai B’rith International. He was awarded the Julius Bisno Professional Excellence Award in 2000. To view some of his additional content, click here. ![]() Janel Doughten is the associate director of the B’nai B’rith International Center for Senior Services, focusing on the subsidized senior housing program. She has been with B’nai B’rith for 23 years, and looks forward to leading the 15th Resident Leadership Retreat later this year. To view some of her additional content, click here. ![]() Evan Carmen, Esq. is the Assistant Director for Aging Policy at the B’nai B’rith International Center for Senior Services. He holds a B.A. from American University in political science and a J.D. from New York Law School. Prior to joining B’nai B’rith International he worked in the Office of Presidential Correspondence for the Obama White House, practiced as an attorney at Covington and Burling, LLP, worked as an aide for New York City Council Member Tony Avella and interned for Congressman Gary Ackerman’s office. Click here to read more from Evan Carmen. It has been a busy 2017 at the Center for Senior Services (CSS), and we are pleased to report on our advocacy efforts. Throughout the year we have been advocating on a wide range of senior issues relating to health care (Medicare and Medicaid), Social Security and affordable housing. Our work included meetings on Capitol Hill, organizing tours of B’nai B’rith sponsored buildings and co-sponsoring rallies on affordable housing. During the year we were excited that our work was noted by the Jewish Telegraph Agency (JTA), The Times of Israel and the New York Jewish Week. Our advocacy efforts went into high gear in March when the White House’s proposed 2018 “skinny” budget was released, which called for a 13 percent reduction in the Department of Housing and Urban Development’s budget. A few months later when the administration’s more detailed budget was announced, B’nai B’rith was severely disappointed that Section 202, which is housing that was developed for low-income seniors, was underfunded and the White House proposed a rental increase for residents. Staying on top of the issue, the CSS team started visiting senator and representative’s offices on Capitol Hill that represent B’nai B’rith sponsored buildings. Specifically, we met with offices that work on the House and Senate Appropriations Subcommittees on Transportation, Housing and Urban Development. These committees are responsible for writing legislation that funds rental subsidies for the Section 202 program. During the course of these meeting we explained to staff members how damaging the White House’s budget would be for low-income Section 202 residents. While the 2018 budget has not been finalized we are hopeful that our advocacy efforts on Capitol Hill will lead to the Section 202 program being funded more. In addition, we followed up those visits by inviting members of Congress and their staff to tour B’nai B’rith Section 202 buildings throughout the country. We are pleased to report that Reps. Jamie Raskin (D-Md.), Matt Cartwright (D-Pa.), Grace Meng (D-N.Y.) and Charlie Dent (R-Pa.), representing both political parties, toured our sponsored properties. Furthermore, three of the four members who visited B’nai B’rith sponsored buildings work on the Appropriations Committees. These tours were a fantastic opportunity for members of Congress to see the benefits of the Section 202 program, and gave residents a chance to speak with their elected representative. Residents were able to directly tell their member of Congress the vital role Section 202 housing plays in their lives. B’nai B’rith was also pleased to co-host with LeadingAge the “Save HUD 202” Rally and partner with the National Low Income Housing Coalition for the “National Housing Day of Action” over the summer. These rallies took place on Capitol Hill and featured representatives and senators who spoke about the need for affordable housing. We were certainly delighted members of Congress who represent B’nai B’rith sponsored buildings attended the event. Our advocacy during the course of the year didn’t just stop with affordable housing. We spoke out against the White House and Congress’ attempts to repeal and replace the Affordable Care Act (ACA). After analyzing various proposed bills, B’nai B’rith was very concerned how these policies could negatively impact seniors. For example, many of the proposed replacement bills would have cut critical funding to Medicaid, allowed older Americans to be charged more for insurance, repealed vital taxes that help fund Medicare and waive important regulations that protect health care consumers. We spoke out on these issues by releasing press releases, blogs and joined with liked minded organizations opposing this legislation in a full page advertisement in Politico. Recently, B’nai B’rith has been very vocal against the recently passed tax reform legislation. We expressed serious reservations about this bill because of the damaging impact it could have on funding for Medicare and Medicaid attributable to rising deficits that will give cover to members of Congress to slash spending. In addition, the negative consequences repealing the ACA’s individual mandate will have on older Americans. We brought our concerns straight to congressional offices during our regular scheduled Capitol Hill visits regarding Section 202. However, we certainly applaud Congress for not eliminating the Low Income Housing Tax Credit which is critical for affordable housing construction, and the medical expense deduction which is incredibly important to countless seniors with high health care costs. The CSS team embarks on 2018 looking to continue our success from 2017. We will certainly look to invite more members of Congress and their staff to B’nai B’rith sponsored buildings, and advocate for the Section 202 program and other policies that are vital to seniors. B’nai B’rith International Senior Services Staff: Mark Olshan, associate executive vice president of B’nai Brith International and director of the B’nai B’rith International Center for Senior Services; Janel Doughten, associate director of the B’nai B’rith International Center for Senior Services; Breana Clark, senior program associate; Evan Carmen, assistant director for Aging Policy.
This piece originally appeared in B'nai B'rith Magazine's Winter 2017 issue. To read this and other stories from the issue, visit our magazine online here. I’ve always thought of myself as a caring person, considerate of others and always thinking that we have a duty to be part of a society in which we respect and help one another where and when we can. Call me a do-gooder if you will, but please know that I am proud to wear that label. With Congress back in session, I continue to be baffled by its continued attempt to turn back the clock in the face of such overwhelming evidence of the number of aging Americans who require assistance with finding a safe, secure place to live. The United States used to have a national housing policy focusing in part on creating affordable housing for older persons of limited means. Section 202 of the Housing Act of 1959 was the only federal program that provided safe, affordable housing exclusively for low-income elderly. The program was envisioned as a partnership between government and community-based nonprofits like B’nai B’rith to supply housing to these individuals. The government would supply the financial means to build the property, while the nonprofits would oversee the initial development and ongoing operations. Subsidies, such as Section 8 vouchers, would bridge the gap between what the tenant could afford and the cost of that apartment. Over time, the funding mechanism for the program changed from a direct loan, with interest payments to the federal government, to a simple advance of funds for construction. Since 1971, B’nai B’rith has been a partner with the U.S. Department of Housing and Urban Development (HUD) in constructing and overseeing such properties. With 38 properties in 26 communities nationwide, we are the largest national Jewish sponsor of HUD-assisted senior housing. Our network comprises nearly 5,000 apartments available to more than 8,000 seniors. In the 1960s and 1970s, the eligibility criteria were slightly refined. During the 1980s, “cost-containment” became the focus, and there was a shift to reducing the number of units being built and the overall construction cost. While budget driven, many of these decisions had an opposite effect. Having to replace and maintain systems cost more in the long term. During the mid 1990s the program began to recognize and incorporate the physical and emotional needs of the residents, and the use of service coordinators become more prevalent. With the aid of these professionals, residents were better able to obtain the support and services they might need to make aging-in-place more possible. HUD finally understood that providing some level of service support within the property often precluded a premature move to a more institutional setting for a resident, at a tremendous overall cost savings to society in general. Even the definition of a well “independent” senior had changed. As these properties were basically apartments without medical or basic service supports when the program was initiated, one of the criteria for admittance into a HUD-assisted property was the ability to vacate your apartment in the event of an emergency. Today, residents are able to remain as long as they can direct the service supports around them to assist in vacating their apartment in the case of an emergency. Yet, today, nearly 40 percent of residents are considered frail and require assistance with some of the basic activities of daily living. But, remaining in their homes with support beats having to move to a skilled-care or institutional facility many years before actually needing that level of medical support. So, for a period of time, the program evolved and — despite severe budget cuts during the congressional efforts to reduce overall federal domestic spending — survive. Politicians from both sides of the aisle have taken pride in visiting these properties and publicly marvel at what they say is their tremendous value, not just for the individuals but for the whole community. So, where do we stand now? We know the country is growing older. The percentage of persons 65 and up is a larger percentage of the total population, growing from 35 million (12.5 percent) in 2000 to 49.5 million in 2016 (15 percent) to an expected 71.5 million (19.4 percent) by 2030. Compounding the issue is the increase in the number of persons 85 and older — 6.2 million in 2016, projected to grow to 6.9 million by 2020 due to our increased longevity. But, the senior population’s sustained growth has not been matched by a corresponding growth in affordable housing. Currently, data show that there are at least 10 to 12 people on a waiting list for every available subsidized unit. The funding to create more of these properties has dried up. Currently, there are no federal dollars available to create new housing for this most vulnerable, growing population. Where we housing advocates need to expand our efforts is to combat proposals currently being introduced in Congress that would charge current residents even more of their very low income to simply stay put. Even worse are attempts to cut subsidies completely, which could effectively throw current residents out of their apartments, and potentially into the street. Remember, older persons must already have very low-incomes to qualify — below half of the area median income. Once deemed “income eligible,” they must pay 30 percent of their adjusted gross income for rent. If they have no income, they pay no rent. And we have a number of those individuals residing in our senior housing network. Bottom line is that these applicants were either homeless, near homeless, or at best, very low-income individuals. Congress has recently debated amendments to the Transportation, Housing and Urban Development Appropriations Bill that would reduce these subsidies while increasing tenants’ contributions from 30 to 35 percent of their meager incomes and require them to pay a minimum amount of rent, or lose the apartment entirely. And, taking this even further, 139 House members voted for an amendment to reduce funds for project-based rental assistance by $266 million in the current fiscal year, thus jeopardizing approximately 3,000 apartments which could be affected by this action. Fortunately the amendment failed, but the threat remains. The numbers are alarming, and the White House is threatening to make a bad situation worse. The administration’s budget proposals include the most dramatic cuts to HUD programs since the 1980s, gutting federal housing assistance and redirecting the savings to “higher priority areas.” What could be of higher priority than making certain that vulnerable older persons of very low income status have access to safe, affordable and adequate housing? ![]() Mark D. Olshan, Ph.D. began his career with B’nai B’rith in 1983 when he was hired as its Director of Senior Housing. He currently serves as Director of the Center for Senior Services and Associate Executive Vice President of B’nai B’rith International. He was awarded the Julius Bisno Professional Excellence Award in 2000. To view some of his additional content, click here. ![]() It is somewhat bittersweet that I have been asked to share my thoughts on our ongoing seniors’ program. While I’ve written for the magazine in the past, I’ve now been asked to focus on aging policy and offer insights from my perspective, as a baby boomer and a B’nai B’rith staff member for 33 years. Rachel Goldberg, who served as our director of aging policy and authored this column for many years, has moved on to the AARP, or the “big” house, as we playfully refer to the country’s largest advocacy group for seniors. For more than 13 years, Rachel was my right hand in analyzing, reporting and generally trying to make sense of the myriad changing policies and programs that affect our aging population. We are grateful for the many years she spent with us. She will be missed. But we’re not the only ones experiencing changes. As you are no doubt aware, the entire country is in the midst of a sea change, affecting the role of the federal government in our lives. For B’nai B’rith, this presents an enormous challenge, as a new administration with an announced intention of cutting back on federal programs takes office. Not the least of these is providing low-cost housing to seniors. I began at B’nai B’rith as the director of our Senior Citizens Housing Program. Some years earlier, a group of dedicated B’nai B’rith volunteers, all experts in the building trades, petitioned the organization to allow them, under B’nai B’rith auspices, to sponsor affordable housing for low-income seniors in their communities. Using a remarkable program from the U.S. Department of Housing and Urban Development (HUD) that made grants available to nonprofit sponsors, this group provided the “sweat equity” and opened the first B’nai B’rith-sponsored senior community in 1971 in Wilkes-Barre, Pa. Since then, the B’nai B’rith Senior Housing Network has grown to be the largest national Jewish sponsor of HUD-assisted housing in the country. It is currently available in 28 communities nationwide, and we’re proud to say that nightly 8,000-10,000 seniors call a B’nai B’rith sponsored property home. Obviously, we take this commitment to these communities and to our residents seriously. That’s why we work throughout the year to provide resources, training and information to the dedicated people who manage, lead and staff these properties. Our program exists for the benefit of the residents and their extended families. That’s why we do what we do. But, we cannot do it alone. We need the government’s help because housing costs money. And we are committed to working with the federal, state and local governments to provide the resources to make affordable housing a reality. For 30-some years, I have led the organization’s efforts to advocate for the federal housing finance program that has allowed us to build such excellent communities, and to continue to provide them to low-income residents at a fraction of market rate rents. As an advocate, I champion not only the current residents, but the tens of thousands of people currently on waiting lists for low-income housing like those we sponsor. I speak on behalf of the hundreds of thousands of boomers who will find themselves, very shortly, in retirement, and in similar need. The “graying of America” is not something in the far-off future. It is here now and will only grow larger. Every day, more people turn 65. B’nai B’rith, along with other nonprofit groups, had been instrumental in shaping, expanding and improving HUD’s housing program for the elderly. But, the program is no longer being funded. This has put the future in jeopardy for residents, both present and future. And that is unacceptable. The program is fiscally troubled. Affordable housing is scarce, and we need to build more for moderate and low-income people. Affordable housing appropriate for the needs of older adults, and where services can be brought to them in a more cost-efficient way, is essential. But building housing—something we absolutely must do if we want to address the long-term affordable housing crisis in this country—is more expensive than simply subsidizing rents in existing apartments. On average, nationwide, there are more than 10 people waiting for every low-income rental unit available. In other words, we must build, but we don’t have sufficient federal resources to do it. The key may be a combination of vigilant advocacy and a new strategy supported by recent housing research. One thing the government is very good at is counting things: From missiles bought, to meals served, to millions taxed, the government keeps a tally. But it is not as good at counting how spending in one area can save money in another. We often say Washington works in silos: lots of communication (and counting) up and down a federal department but very little communication between them. This poses many problems, especially when people’s needs don’t fit into one of those silos. In the 1980s, the federal government established a task force across departments, including housing and health, to work on homelessness. It turned out that many of the homeless were mentally ill, had substance abuse problems, were veterans and, in some cases, all three. So, solving the problem of homelessness really meant tackling a variety of issues. With elderly housing, we know there is a similar crossover because supportive housing for older adults, with appropriate services, is an alternative to unnecessary nursing home placements and other pricier options. Many of our residents are able to live independently with support, but without those services, many would be unable to do so; and, with no financial resources, a nursing home placement through Medicaid would be their only alternative. A month in a nursing home costs Medicaid about $8,000. A year in a nursing home costs just under $100,000. For one person! So yes, housing is expensive, but so is health care. Combining the two, taking advantage of economies of scale, work to the long-term benefit of the resident and, at the same time, saves money on health care. So, if new research on the health care savings generated by affordable housing is taken into account, building new housing doesn’t seem so expensive. And, that’s just one way in which subsidized housing can reduce health care spending. Housing is necessary and more affordable than other options, and it meets the needs and wants of older adults. People do not want to be in a nursing home if they have more independence with some regular service support. The bottom line is that spending money on bricks and mortar can save money by reducing the amount spent on health care. Hopefully, this will help the number crunchers in Washington to see the light. Over the years, I haven’t had many opportunities to be on the front lines of these policy debates, but I guess it’s time to get back into the game and step up to the plate.
![]() Since its founding in 1843, B’nai B’rith International has sought to fulfill the Mitzvah of Tikkum Olam (building a better world). For us, this mandate has long meant work to ensure that older persons are able to age in place with dignity, regardless of their economic status. This, of course, supports the notion that these individuals, in the “golden” years of their lives, are entitled to live in safe, supportive and affordable housing that is appropriate for their particular needs. Without affordable housing options, many older adults have historically found themselves having to go to nursing homes, well before they may actually need that level of care. Since 1971, B’nai B’rith has worked in partnership with the federal government, through the Department of Housing and Urban Development (HUD), to sponsor this type of housing, utilizing the programs established under the Federal Housing Act of 1959, as amended, which set out to articulate our federal housing policy to address this growing concern.
In general, this raises serious concerns about the availability of appropriate “support” services in addition to affordable rental housing units. Think abut it…How many people do you know who are in their upper 80's or even past 90 years of age?
The Solution… Established in 1959, the Section 202 Supportive Housing for the Elderly program (known as Section 202) is the only HUD program that currently provides housing exclusively for elderly persons who have very low incomes. When enacted, this program was part of a “comprehensive” federal housing policy coordinated by the federal government. It was developed as a “partnership” between the government and community based non-profit organizations (like B’nai B’rith) to supply safe, quality, affordable residential housing to older persons of limited incomes. The government would supply the financial resources to build the property, and the non-profit groups would supply the “sweat equity” to oversee the development and operations of the property. It was the perfect combination of federal and community resources joining forces to meet a burgeoning human need.
![]() So...Where are we now? From a high of almost 30,000 units of housing built between 1985 and 1988, we have seen a steady decline to just about 25,000 units constructed between 2000 and 2006. As for current and future spending, we have dropped to a ridiculously low 595 apartments funded for the entire country in 2011, and we are currently seeing zero dollars being appropriated for the construction of new affordable units for the elderly of limited income each fiscal year since 2012! That means for each of the last three years of federal funding, there are zero dollars being appropriated for the construction of new apartment units for seniors of limited income. Obviously, building and maintaining housing is expensive compared to providing rental assistance to persons to rent housing on their own (when they can). This has been the challenge for the Section 202 program to overcome. It is not easy to persuade legislators that housing seniors together in rental communities allows us to serve them, and society in general better, and at a lesser overall cost. I can only think of the problems that those of us who are becoming ready to retire to our “golden” years will find in our way. I wonder if it’s too late to consider having more children that can assist us with the help we will most probably need in the years to come… In essence, the United States no longer has a federal housing policy when it comes to providing quality, safe, affordable housing for seniors of limited income. Perhaps it’s time to re-think our Congressional priorities as our country continues to become even more gray!! Mark D. Olshan, Ph.D. began his career with B’nai B’rith in 1983 when he was hired as its Director of Senior Housing. He currently serves as Director of the Center for Senior Services and Associate Executive Vice President of B’nai B’rith International. He was awarded the Julius Bisno Professional Excellence Award in 2000. To view some of his additional content, Click Here.
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