New Hope Housing

New Hope ia a place that literally offers "new hope" to low-income persons or persons in recovery from all over the Houston area. Joy, the executive director of the project, gave us the tour of both the Bray's Crossing Center (149 units) and Canal St. Apartments. What makes these projects stand out from other low-income projects is their emphasis on bringing stabilization to each person coming in though beauty, cleanliness, art, architecture, landscaping, and a whole host of personal improvement classes. The "life skills programs" include computer literacy and assistance with finding jobs. Other services include a computer lab, grocery shopping, a food pantry and transportation. Residents typically earn between 11-12,000 per year.



The impetus for the vision came from an Episcopal Church and eventually traded hands to a non-profit. Joy works extensively with the government to write grants and obtain ongoing funding for the project. The first projects' money came from mostly private sources, and eventually the government caught on, and began to get involved. New Hope has received the whole gamut of various aid: 41% government, 29% tax credits, 24% foundations, 4% corporations, and 1% individual donors or churches totaling 40 Million up-to-date.
At Bray's they offer residence occupancy for $400 - $460 for efficiency style apartments that offer microwaves, showers, beds, and and a desk.



When New Hope took possession of the original building, it was dilapidated and uncared for.


After a concerted effort to revitalize the building, it has become an attractive safe-haven for 50 and 30% median income housing.



The building is sustainable - they are able to punch through to make larger rooms in the future if necessary. Fortunately, there are land use restrictions for 20 yrs. into the future so no one can go in and change the use of the building in the short term. Joy described that they had received 6.1 M for low income tax credits, but that these "LITX's" require loads of documentation. They also had to make promises to TDA for LEED certification. They always conduct criminal background checks on prospective tenants, and keep a waiting list of up to 15 people. They have a national firm to verify /check documents. They roll consultants in and out during the planning and development stages, and always use a project manager with architectural or engineering background that doesn't sneak in costs! The average stay is 27 months.

At Canal Street, the open "zen-like" structure makes for a homey, transparent feel.The Architect did a good job of working with and accommodating the breeze throughout the building. A 6.1 Million development includes every item in the entire building down to the clocks, pictures, and every blade of grass!

There are 133 units, and 2 community kitchens. Residents are expected to clean up after themselves. The board for all of New Hope includes bankers, attorneys, 2 CPA's and real estate individuals. If additional money comes in above what the project needs, they keep a reserve, and pay extra to the lenders, pay for equipment, and may also take an owners draw. The Canal Street has a sizable reserve, and lease-up account. Even though it is a "non-profit" they used a "for-profit" financial structure (entity) to hold and sell the tax credits.