Throughout the course of the pandemic, federal, state and local governments have been instituting eviction moratoriums to stop people from becoming homeless. While I commend these efforts, what about the people who are already homeless? At B’nai B’rith we sponsor senior housing, so naturally I’m curious about how prevalent homeless seniors are across the country. 

The Annual Homelessness Assessment Report (AHAR) shows there are over 170,000 older adults (55+) who are homeless. These numbers are only expected to increase to 225,000 by 2026. Obviously, no one wants to see anyone homeless, and we want everyone to live in secure and safe housing. However, the problems associated with homelessness shouldn’t be examined as just putting a roof over someone’s head, but how appropriately health care and housing are intertwined. 

The Homelessness Policy Research Institute reports homeless older adults are more likely to have health issues compared to older adults with housing. Research demonstrates ailments associated with seniors like frailty, cognitive impairment, urinary incontinence and vision impairment are higher in homeless older adults compared to people 20 years older with housing. Complicating matters, too many homeless seniors are not even aware they are eligible for Medicare and Medicaid benefits. According to the 2018 Greater Los Angeles Homeless Count, only 10 percent of homeless adults in Los Angeles receive Medicare benefits. Think about all the undiagnosed ailments and health care problems plaguing seniors that could be treated from the outset. Furthermore, it’s generally cheaper to treat medical problems if they are diagnosed early. 

So, what does this all mean? 

The University of Pennsylvania published a report, “The Emerging Crisis of Aged Homelessness: Could Housing Solutions Be Funded by Avoidance of Excess Shelter, Hospital and Nursing Home Costs?” that tackles these very questions. The study concluded that investments in housing for older adults could save money by decreasing health care, nursing home and shelter costs. The report states: 

Furthermore, the study demonstrated that investments in a comprehensive housing strategy in New York and Los Angeles could save millions of dollars in services and produce positive investments. 

The good news is that elected officials have begun to act. Last year, Minnesota created a program called “Housing Stabilization Services,” funded through Medicaid to help people find housing, negotiate leases and stave off evictions by identifying issues before they become too problematic. The goal for the program is to reach 7,000 people during the first three years. While this program is a good start, the Medicaid benefits don’t pay for rent. 

Working at B’nai B’rith has made me very aware of the supply of affordable housing versus the demand in this country. While we regularly advocate to Congress for additional funding, our work doesn’t stop there. Our annual Housing Conference and Managers and Service Coordinators Meeting has provided training and panel discussions on welcoming new members to our housing community who previously were homeless. This came about because we recognized that the elderly homeless are at even more risk due to fragile health, etc. and wanted to make sure that we are reaching out to a very vulnerable population that can benefit from living in Housing and Urban Development (HUD) assisted housing with service coordination available to them. Whether it’s dispelling stereotypes or connecting people with supportive services, we want everyone to feel welcomed and succeed in their new surroundings. 

For example, Goldberg B’nai B’rith Towers in Houston and Pasadena Interfaith Manor have implemented the HUD homeless preference program that allows people without a home to more easily find a place to live. The staff at the buildings have treated these residents equally and the partnership with HUD has worked nicely. Also, caseworkers help prospective residents fill out paperwork, move into the apartments and assist with other daily activities associated with being a renter. 

The Joint Center for Housing Studies at Harvard University reports that by 2038, 2.4 million more seniors who are considered very low income won’t have access to affordable housing. Numbers don’t lie. Senior homelessness is only going to become a bigger problem. This means money is being spent on services alone when housing is a more dignified and cheaper response. It’s time to take a more wholistic approach to providing services for people and see that issues like homelessness and health care are connected.

During the last decade, the LGBTQ community has made important strides in its effort to tear down the walls of discrimination in this country.  The crowning achievement occurred when the Supreme Court declared that the right to marry extends to same sex couples. The court stated, “the right to marry is a fundamental right inherent in the liberty of the person, and under the Due Process and Equal Protection Clauses of the Fourteenth Amendment couples of the same-sex may not be deprived of that right and that liberty.” After the Supreme Court’s ruling in 2015, according to Gallup Daily tracking, about half of the people identifying as lesbian, gay, bisexual or transgender indicated they were living with a same sex partner and married. These couples were finally able to enjoy the practical benefits of marriage associated with tax exemptions, health insurance, Medicare, inheritance rights and Social Security survivor benefits.

While older Americans in the LGBTQ community have made great advancements in equality,   more work is still needed. There are about 1.1 million LGBTQ seniors in this country, who often face their own unique set of challenges. One of those hurdles is around affordable housing.

Unfortunately, there are senior housing facilities which have been hostile to LGBTQ older Americans. The Equal Right Center studied housing discrimination facing LGBTQ seniors in 10 states and reported that 48 percent of same sex couples were victims of discrimination during the application process.  Sadly, discrimination does not stop once LGBTQ older Americans move into a building.  Often, they are victims of verbal and physical abuse by their fellow residents. Look no further than Marsha Wetzel who moved into a low-income senior building in Chicago, Illinois. When her fellow residents learned she is gay, she was emotionally and physically abused. Consequently, Lambda Legal filed a lawsuit against her building, Glen St. Andrew Living Community, claiming the defendant did not adequately protect Wetzel from the harassment, discrimination and violence that she encountered from other residents due to her sexual orientation.  The federal appeals court further ruled that a landlord could be liable when he or she is aware of tenant-on-tenant harassment based on a protected class and didn’t take reasonable steps to stop the behavior.  

Unfortunately, many LGBTQ seniors who want to age in place, don’t seek out assistance for fear of being treated poorly. Making life more complicated is that according to the National Alliance for Caregiving and AARP, this group is not as likely to have children, or a partner to help with caregiving.

Fortunately, cities around the country are taking positive steps to create affordable housing welcoming to LGBTQ seniors. These buildings advertise themselves as being LGBTQ friendly and often coordinate meetings and support groups that benefit this particular aging community. In addition, like many senior buildings, they go out of their way to create common areas that foster a sense of community and provide a space for educational programing and reduced cost meals. Carla Harrigan, a resident of Town Hall Apartments in Chicago told AARP, “Here, there's a sense of camaraderie. We have all lived through the difficult times of being gay or bi or trans, and now that we're seniors, we look out for one another.”

Funding for these communities has originated from local, state and federal resources and in some cases developers have been able to secure rental subsidies from the Department of Housing and Urban Development. These rental subsidies ensure that residents of the building are only obligated to pay 30 percent of their income on rent. Given the fact in 2016, 80 percent of residents at Town Hall Apartments had incomes below $15,000 a year, clearly these rental subsidies are badly needed.  
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Currently, 2.7 million adults 50 and over are part of the LGBTQ community, with that number expected to double by 2060. Everyone should be able to participate in society free of discrimination, especially in their home.  We should applaud cities and nonprofit developers across America for creating housing that meets the needs of LGBTQ seniors. Hopefully, by fostering a sense of tolerance, LGBTQ older Americans will be better able to thrive in their homes and community.  

​As COVID-19 continues to plague our nation, Congress has spent months debating the best way to respond to the pandemic. It has debated economic stimulus for individuals, small businesses, state and local governments and the private sector. In March, Congress passed the Coronavirus Aid, Relief and Economic Security (CARES) Act to provide an economic jolt to a stalled economy.   

While stimulus checks and small business loans got most of the publicity, Department of Housing and Urban Development (HUD) senior housing also received financial resources to better meet the challenges from COVID-19. B’nai B’rith’s Center for Senior Services, as the largest national Jewish sponsor of low-income, nonsectarian housing for seniors in the United States, is taking a keen interest in how stimulus legislation will impact senior housing. While the money in the CARES Act is helpful and appreciated, the virus is still impacting our country and requires further stimulus legislation.

Therefore, it was encouraging to see the House of Representatives pass the Health and Economic Recovery Omnibus Emergency Solutions (HEROES) Act, which provided a financial boost for HUD assisted senior housing. This legislation provides $1.2 billion, which will enable buildings to hire more staff, purchase more personal protective equipment (PPE) and deal with decreased rents because of the virus. In addition, this money could help advance service coordination for buildings that have and don’t have a service coordinator. A service coordinator is a social service staff person that connects residents with services in the community.

Recently Rep. Katie Porter (D-CA) and Financial Services Committee Chairwoman Maxine Waters (D-CA) introduced the Emergency Housing Assistance for Older Adults Act of 2020 in Congress. Like the HEROES Act, this legislation provides funding, but this bill specifically allocates $50 million in funding for increasing WiFi accessibility in senior housing.  Additional funding for WiFi is crucial because it makes telehealth more readily available for older Americans and allows service coordinators to speak with residents while practicing social distancing.

As Congress deliberates further COVID-19 stimulus legislation, I hope the provisions from the Emergency Housing Assistance for Older Adults Act make their way into the final draft. During a time of national crisis, we are thankful that Rep. Porter and Chairwoman Waters are leading the efforts to ensure that senior housing has the resources in light of the pandemic.   
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B’nai B’rith has and will continue to advocate to congressional offices on how critical additional funding is for HUD assisted housing to combat the pandemic. The House has done their part passing the HEROES Act. It’s now time for Senate to do their own heavy lifting. Congress must reach a deal to ensure that senior housing and countless people, programs and state and local governments have the appropriate resources to meet the challenges of the day!   

This article originally appeared in the B'nai B'rith Magazine winter 2018 issue. To read the issue, click this link.

B’nai B’rith has long recognized the need for safe, affordable housing for low-income seniors: a place where residents have their own apartments and live independently, while also sometimes sharing communal prepared meals in a group dining room.

Since 1971, B’nai B’rith has been a leader in this field. We have applied the knowledge we have gleaned from our senior housing efforts to the legislative arena, keeping regular oversight on legislation that may affect the elderly in the United States and around the world.

With 38 buildings in 28 communities, B’nai B’rith is the largest national Jewish sponsor of federally assisted senior housing in the United States. We also sponsor six buildings in Toronto, Montreal and Vancouver; as well as “flatlets” in London and throughout the United Kingdom and Australia. B’nai B’rith’s first “parents” home opened in 1958, and is located in Haifa, Israel.

With seniors lucky enough to be housed in such apartments throughout the country, we find ourselves in the midst of an escalating affordable housing crisis. Millions of low-income persons are paying 70 percent or more of their incomes for shelter, while rents continue to rise and the construction of “affordable” rental apartments lags far behind the need. In 2011, B’nai B’rith opened the most recent of its senior housing properties funded through the federal Section 202 Supportive Housing for the Elderly, the last dedicated “seniors” program administered and overseen in Washington, D.C.

Today, the program most available to provide funding for new construction, and, even more importantly, for the renovation and preservation of older units is the Low-Income Housing Tax Credit Administered by the Internal Revenue Service. This program makes federal tax credits available to the private sector to encourage investments in affordable housing. Established in 1986, it has assisted in the creation and preservation of about 3 million apartments nationwide.

To date, the B’nai B’rith senior housing network has successfully benefited from the tax credit in St. Louis, for instance, where the Covenant Place apartment complex used the program to fund more than 35 percent of the total cost of renovating the property. The rest of the funds came from a major community capital campaign. The Coolidge at Sudbury apartments, in a Boston suburb, used tax credit financing as the major funding source for the new development.

Additionally, we are pleased to report that this past April, B’nai B’rith Senior Housing closed on a major refinancing proposal to renovate and modernize the Adelstein Family B’nai B’rith Project H.O.P.E. property in the Bronx, New York. The building was constructed in 1992 under the federal government’s Supportive Housing for the Elderly program. It consists of 100 residential apartments, 25 of them studios, and one unit for a live-in building superintendent. Rent for each residential unit is subsidized under the federal Section 8 Housing Assistance Contract program. New York State-issued bonds, coupled with the federal tax credits, raised the money to renovate the property.  

The original Bronx project came about like many in the B’nai B’rith housing portfolio. It was 1979 when the vision of B’nai B’rith member Bernard Adelstein began to take shape. He foresaw a 100-unit development providing quality, safe and secure accommodations for seniors and disabled low-income citizens. But, it took 10 years for the vision to become a reality. Then, for 30 years, the property was a crown jewel of the community. But, as time went on, the building’s residents aged; some required more services to live independently, while others moved to more institutional settings — or died — and were replaced with new residents. Adelstein, who was most instrumental in initial building efforts, passed away in 2002, and many of the original board members retired from the property or passed on.

Adelstein’s sons Marty and Alan and daughter Sherry remained on the board. But improvements were needed, and financial resources were limited.

To best meet the continuing challenge of providing housing for low-income seniors, the Adelsteins met with officials of B’nai B’rith Senior Housing who introduced them to a developer familiar with the tax credit program. A new corporation, in which B’nai B’rith and the developer play leading roles, now oversees the project.

Not only does the new management intend to preserve the existing building for the next generation, it also 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.

With construction well underway, residents expect to see a completely renovated building by the end of the calendar year. During the work, residents have temporarily moved into other units within the complex, so there has been no displacement.

Apartments will include new bathrooms with new toilets and bath tubs; new kitchen cabinets, counters and appliances; and all new lighting and painting throughout. 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.

Overall, the developer intends to complete $8.7 million of building renovations, at approximately $87,000 per apartment, at no additional cost to tenants. Additionally, all residents will now be supplied with window air conditioners. Previously, they had to provide their own units.

 According to Marty Adelstein, president of the project’s original development corporation, “Everything seems to be going quite smoothly. Residents are very excited to see the transformation of their homes taking place before their very eyes and are looking forward to be living in a virtually brand-new building. We are truly grateful for the support and partnership provided by B’nai B’rith in helping to make this transformation possible…”

Further, discussions are currently underway with the developer and the city about acquiring an abutting three-acre lot for 1,000 more units of senior and veteran housing.

If you’d like to see B’nai B’rith senior housing in your community, contact the B’nai B’rith senior housing office in Washington at seniors@bnaibrith.org. 

​Mark D. Olshan, who holds a doctorate in psychology, is Associate Executive Vice President of B’nai B’rith International and Director of the B’nai B’rith Center for Senior Services.

Since I started my job at B’nai B’rith International, I have written several blogs being critical of the Trump Administration and Congress’ proposals to cut funding from affordable housing. Over the past twenty months, there have not been many opportunities to applaud our elected representatives in Washington, D.C. for bi-partisan legislation that looks to tackle the severe shortage of reasonably priced homes in this country. Consequently, the recently introduced bipartisan Senate legislation, called the Task Force on the Impact of the Affordable Housing Crisis Act, should be positively recognized. The purpose of this task force is to study how affordable housing financially impacts other government programs (federal, state and local), different facets of people’s lives (i.e. health, nutrition, education, employment, etc.) and make policy recommendations to Congress on how affordable housing can strengthen additional federal programs.   
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Working at B’nai B’rith offers me the unique opportunity to see how housing is intertwined with other areas of senior’s lives, especially health care. One of the goals of B’nai B’rith is to “age in place” which we accomplish through our sponsored Department of Housing and Urban Development (HUD) Section 202 housing. Older Americans are able to “age in place” because service coordinators connect residents with community based services, which have demonstrated a greater likelihood of retaining residents in their existing buildings and therefore avoiding more pricey institutions like a nursing home.

The benefits of the Section 202 program go to the very heart of what this potential task force is hoping to accomplish, that is, to find ways affordable housing can help other federal programs. For example, the financial cost of three seniors in a Section 202 building with home and community-based services is about the same as one person in a nursing home. Keep in mind that Medicaid is a key subsidizer of nursing homes. According to HUD, 38 percent of Section 202 tenants are frail or near-frail, and consequently need help with daily activities, making them potential candidates for long-term institutional care. Therefore, the more Section 202 buildings that can be developed for frail or near-frail seniors, the less financial resources Medicaid will require for nursing homes.
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In addition, bi-partisan policy solutions generally have a better chance of becoming law, especially in the Senate. This legislation was introduced by U.S. Sens. Todd Young (R-Ind.), Maria Cantwell (D-Wash.) and Angus King (I-Maine), along with cosponsors from both political parties. Furthermore, the people who serve on the Task Force will be appointed by both Democrats and Republicans. These Senators should be commended for taking an important “first step” toward discovering how integral affordable housing is to other federal programs. 
 
Obviously, the introduction of this legislation is a far cry away from being sent to the president’s desk for his signature, and even further away from any policy recommendations from the task force to Congress. However, you have to walk before you can run. Hopefully, this legislation becomes a reality, and the policy proposals are Congress’ full sprint towards creating additional affordable housing in the country.