Alaska Accelerator Academy

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Alrighty.

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All right. Well, good morning, afternoon everybody for the Enterprise's that are on because we're in the afternoon and I know it's just coming around noontime there for you guys there in Alaska.

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I want to thank you guys all for being part of our Alaska Accelerator Academy and we did the kickoff the first week of May in Alaska at the NIAC conference.

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I just want to just welcome you all again here to our module two for development, finance and Leveraging Resources. And I want to just kind of.

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We'll kick things off here with doing introductions and stuff like that for our Enterprise team that is available here for us, myself, Jeff Ackley, Director of Tribal Programs with Enterprise.

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And I also have with us Adrienne Norwood, who is going to be in our program manager that's facilitating the deliverables for us.

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Um, Surabhi Dhabir, which is our Vice President of Tribal and Rural Programs here within Enterprise, and also, um,

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Tracy Dutson as well, um, real program manager with Real Housing Associate Director, I'm sorry, with, uh, Enterprise as well. Will be delivering the content for you guys as well today.

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And with that, I want to kick it over to introduce the AAHA.

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group that is here. So next slide, please.

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Great. Thank you, Jeff. So good morning. Thank you for joining us. My name is Cynthia Gurisko. I am the training and technical assistance program manager for the Association of Alaska Housing Authorities. Some of you may know the association is comprised of Alaska's 14 regional housing authorities

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and the Alaska Housing Finance Corporation. We provide unified state federal advocacy and outreach to increase the supply of safe, sanitary, and affordable housing. We also have a training and technical assistance branch that supplies training and technical assistance to Indian housing block grant recipients

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At no cost to them. So yeah, we're really excited about this and happy to be here.

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Hi everyone, I'm Charlene Miles, you probably recognize me as well. I'm the training and technical assistance program coordinator for the Association of Alaska Housing Authorities.

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Where I really support capacity-building efforts.

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I'm passionate about helping housing providers and partners.

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really helped build effective systems, strengthen compliance, and better serve Alaskan communities.

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Thank you.

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Thank you, Charlene and Cynthia. And as everybody else may know, that's also on the call to Griffin Forster is the director of AAHA and unable to join us today, but, um, I'm sure he might be able to join us in one of our future modules and stuff as we move forward, so…

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Thank you so much for the introductions, and we'll go to the next slide, Adrienne. Thank you so much.

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Um, .

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Um, participant introductions, like, we have… we have 13 people here on the call.

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Um, so we want to start off with just identifying yourself, name, which community or regional housing authority you serve.

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And move forward that in your role, your projects that you have, if you have anything on the surface or in the back burner that you're wanting to push through and that Enterprise can help out with you on that for this, for Alaska Accelerator Academy.

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And your goal, what you want to leave with today, knowing.

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.

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We'll kick that over to…

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Katrina, would you like to start?

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Hi.

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or Alice, or whoever, like, I just kind of round robin, so whoever would like to go.

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That'd be great.

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Can you hear me?

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Yeah, we can hear you. I can hear you.

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Okay, I'm Katrina. I work at Aleutian Housing Authority. I'm a housing services assistant

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What else?

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And I think that's it

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Any particular projects that you're looking at working on, or wanting to push through to the finish line?

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No, I'm mostly here for learning experience. I'm not quite there. I'm pretty new to the… I'm only here for a year and a half and even less in the housing department

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So I'm just trying to learn all the things.

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Okay, fair enough.

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Well, thank you for sharing that with us.

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Thank you.

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Um… Alice?

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Can you hear me?

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Yeah, we can hear you.

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Good morning. Uvangauna koyak segavan koiak.

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My Inupiaq name is Agnuk. I come from the Negrovana and Surabhan family of Wainwright, where I grew up

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I work for Cook Inlet Housing Authority and their business improvement coordinator, just like, you know, Katrina, if it just will be a year for me with CHA

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Since September last year, so it'll be a couple more months, and it'll be a year for me

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So I'm just, you know, taking it all in, learning all the, you know, wonderful programs that, you know, the

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Community, even housing is doing

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So I'm taking it all in.

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And I'm just learning so much and so much information, you know, I'm still… I'm still learning, so I'm excited. Thanks.

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That's good. Thank you.

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Good to see everyone again.

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Thank you. It's kind of like drinking from a fire hose pretty much sometimes, isn't it right?

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Yeah, so much information, but really, really good.

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Alright, well, thank you so much for sharing.

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Okay, Leslie?

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or Jacob?

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Okay.

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Hello, I'm Leslie.

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I'm from Haines, I work for Toku Indian Association, and I'm the finance director. And we've just got we got a new grant that we're working on to rehab a building for a childcare center

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Awesome.

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And then we have another grant application in

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For some fourplexes so and Aliza Tompkins, we work together and she's the housing director and she just stepped away from her desk.

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Yep.

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Oh, okay. I was gonna call on her next, so, like, okay, so, so this would be Jacob next coming up here. And how long have you been there with him?

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Me, like, 12 years.

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Oh, awesome. Congratulations, thank you for your service.

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Thanks.

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to the tribal communities.

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Very cool.

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Um, Jacob?

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Hey, everyone. Yeah, yeah. Can you guys hear me?

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Yep, we gotcha.

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All right, great. Yeah, David Brenner here with Housing Authority. I just had my big boy born on July 5th, so that's why I couldn't join the eighth session. So I'm still working from home here

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But things are gone did, and I am the real estate portfolio analyst at Griffin Housing Authority. We have a slew of initiatives and projects going on. But

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As we walk through this, if there's any that's relevant, kind of quotas, we'll make sure to bring them up. We've got a homeownership initiative going on

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other than some of our LIH developments, as well as ultimately trying to think about what is the next step, the phase for our overarching development

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Maybe some disposition strategy for some where you want some to just want. So those are some of the questions we're thinking about now is some of our older light tech developments exit related.

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Yeah.

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Very cool. Hey, and just a random follow-up question for you. So when I was there in May for the NIAC conference, you guys had a duplex or apartments there downtown in Anchorage.

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Yeah

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Um, is that something that you manage and oversee as well? Um, when you… I think you bought it… I think Cook and Linen bought it from, um, the city of Anchorage or something like that to take care of it, maintain it, because, um, when I was working with Chris, he told me that, yep, they reached out to you guys to…

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Take care of it, because they thought you guys would do a good job on that, so…

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Yeah, we have a few downtown. I'm trying to think about the one you guys are referencing. I know that the mayor mentioned in a keynote that Elizabeth place, which was like right down the street from

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Senator, that's ours. We also have a contouring

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Yeah, there's a few

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The one you're talking about, particularly with Chris

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I'm not sure if we have 52 developments. So I'm sure I know it, but the one you're referencing.

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Yeah, it was, it was right… it was just directly across the street from where the NIAC conference was there.

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That's Elizabeth Place. Yep. That's a good one

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Okay, yep, okay, that was… yeah, it was nice, that was very cool to see, like, you can see right outside of the conference room, everything looks like, too, so…

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Very cool.

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Yeah, yeah, that's a good one.

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Well, thank you.

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Um, dude.

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Did Liza join back yet, or is she Eliza still, or she's not, she's still out of her office.

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She's still out of her office.

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She is still okay not a problem. All right, well let's forward then, everybody. We can go yes yep, go ahead, Surabhi.

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Oh, sure.

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So, Jeff, Mr. B, I just wanted a minute to say hello to everybody.

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We're really excited to partner with AAHA, with Griffin and Cynthia and Charlene to present this training. We're excited to have you guys here, Enterprise does a whole lot of things.

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We're with the nonprofit that works on training and technical assistance. We also provide grants. We provide on our capital side additional capital to actually help make deals move forward, including LIHTC syndication,

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guaranteed mortgages and investments from our loan funds, so a whole slew of things that we bring together as sort of one Enterprise, and we are honored to work alongside all of you to help meet the housing needs.

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Um, in Alaska and across tribal communities in the lower 48 as well. I just want to mention, I think, one of our strong partners that we work with in the Midwest is also on the call, Donald. If you wanted to jump on and say hello,

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They bring a lot of expertise as well. And so feel free to jump in as we're going through slides and add from your experience as well. If you'd like to say hello, please jump on.

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Yeah. Hi, Donald. Thank you.

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Okay, yeah, thank you very much.

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Hi, Jeff. Yeah? Yeah, I was able… I was at a…

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Good. Like, long time no see, right? We saw you at the GleeHub meeting a week or so ago.

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Yeah, I just was… saw Jeff in person just a few weeks ago here in Minnesota.

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Um,

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Yeah, so I just want to say hello, everybody, and it was, you know, just my first impression was it was great to hear the language spoken today.

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Um, I really appreciate that.

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being injected into the work that we do.

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Um, again, my name is Donald Goggle, I am part of the community development team at MHP, and we do a lot of similar, you know, technical assistance and capacity work that

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that Enterprise does, as well as others across the state.

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excuse me, across the country, um…

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Uh, and a lot of times, I mean, you know, there's…

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there's a lot of work to be done in Indian housing, so even though what we're doing, you know, a lot of the same work through some of the same funding sources,

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Um, I still believe there's so much work in Indian Country that there's… there's just…

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There's just so much need there, and not enough resources. I'm really happy to be able to participate, even as a listener today.

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Um, just to, uh, get some exposure for myself to the Alaskan Native communities.

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Uh, as well as maybe possibly provide some feedback to, you know, any or parts of the conversation. So, thank you again for allowing me to be a participant today.

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Thank you, Donald, so much for that.

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Good deal. All righty. So let's go and move on to our next slide.

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So basically everybody, like for those of us joining us here today, we're basically kind of for learning objective objectives for today. Basically, capital stacks and the layers, how they work within each other in our tribal communities.

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Um, like, basically with NAHASDA, LIHTC, HUD14, you know, for… and more for other tribal projects. Um, and we know there's, um, also, like, we can map out federal, state, and philanthropic and private dollars as well, because we know we've worked with, like,

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Some tribes in the lower 48 and other places that have money available to… they want to push for the affordable housing aspect for our tribal communities and that kind of thing as well. And also underwriting, kind of like the pro forma and size.

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Debt with confidence in a way to make a project viable, and make sure that we can service our debt when we build out a project of that kind of thing.

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Oh, I'm sorry, like, as we just said, somebody bop in there, but that's fine. Um, and then the other thing is, uh, to leverage those braiding and layered resources to close funding gaps. You know, if it's an AHP grant, or, um, anything else like that that you work with, if in Des Moines, or, you know, any federal branch,

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is out there to help service our debt that we need to cover on any of our projects moving forward.

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Tracy, is there anything else that you want to interject on that, or are we good?

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Okay.

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Perfect.

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All right, next slide then, please.

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So basically how the module works, everybody, so we have kind of like case studies that are driven, so every concept is tied to a real Alaska development, um, as we researched and went through it for everybody to kind of tie into, like, yep, if you know anything about it, if you want to interject on anything as we go through them.

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Um, please feel free to, um, ask a question or anything like that, because I want to make sure that this, um, deliverable for everybody here is interactive, engaging, and I don't want people falling asleep or anything, because we know it's, like, mid-afternoon and afternoon for you guys.

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up on the afternoon there um and I want to make sure that we're engaged and that we have participation, discussion, all those types of things as we move forward. Um, you know, throughout our time that we have together here today.

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By all means, like, we've all been in a lot of conferences and, you know, meetings and stuff like that, where you have somebody that's monotone, like the Ferris Bueller type guy, Bueller, Bueller, Bueller, like, and just, oh, you just get his content and content and whatever, thing like that. I like to make…

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mine and our delivery, especially within Enterprise, engaging, interactive, and fun in a way to where like, hey, there's no questions out of the realm of possibility, so feel free to ask or interject at any time. And as we go through it.

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throughout the day here. I'm just looking to have that conversation and open stuff like that, because we want to provide the best quality service and information for you guys, as well as we move throughout the day.

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All right, next slide.

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So, as we can go here, we're going to go into Part 1 of our module on Module 2, the Alaskan Housing Finance Landscape.

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And so we next set, next slide. As you guys all know, Alaska by the numbers.

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scale-up, you know, needs for all of our financing decisions that we come in close with. So the new home is just in Alaska needs over the next 10 years, or probably $27,500. That's kind of on the low part of it.

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However, we know that like census data that is provided to us all the time.

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In the lower 48, for that matter, um…

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Tribal communities are very underrepresented on their population and data because of historical trauma, different things like that. They don't want to listen to people that come in and have to provide information like that, so tribes are, as they're sovereign in a lot of cases, they don't want to

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Wide information or share stuff, too, so… but this is what had most recent data for that.

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So good thing too, as well as new units that were authorized statewide, 578, close to 600 there in 2022.

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And then overall statewide housing unit shortages around 16,000. So, I mean, there's a huge gap that we want to try to help fill and provide you guys information and content to help you guys close that gap as we move forward.

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Okay, next slide.

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And so why is Alaska different?

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And myself with, you know, on top of the remoteness, climate, short seasons and thin markets.

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Um, it really helped me out for being present and being in person in Alaska for the NIAC meeting in May. And then also.

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When I was on not a vacation, but it was like a workcation a little bit because I wanted to check out different spots there as well when I was in Alaska um like Skagway, Juneau.

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and Ketchikan and that kind of thing to see firsthand the different things that are going on there.

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how the issues that you all deal with.

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On a yearly basis, as far as different things that, you know, we need to have, um, you have certain times for getting deliverables for

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Um…

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materials and that kind of thing is you have barge issues and stuff like that, that you have to have certain orders in by a certain time, or you can't do it, and then you have to wait till next year, um, and those types of things, and stuff is always delivered daily by barge there in Alaska, just to make sure that

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the needs of every everybody, not just in your tribal communities, but everybody in Alaska are met, you know, throughout, you know, throughout the day and year and months as they move forward. So

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And then also you're dealing ever issues with the climate change, um, permafrost issues, erosion, flooding, design and siting costs, because I know you guys had a.

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like a tsunami, I believe, that came in in the southeastern part of Alaska, like, a year or two ago. So there's a lot of different things.

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that you guys are faced with on a daily basis, on a yearly basis, that you go throughout your programs and trying to develop and plan for future generations and stuff as, you know, just to be for future sustainability and that kind of thing, um, within your tribal

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programs.

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So, and the other thing, too, on top of that,

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The lack of contractors and stuff like that that are there for you. Um…

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As well, because, you know, a lot of… I know there's a lot of technical assistance providers and stuff that work actually primarily in California.

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That actually can help out and have experience working in Alaska as well.

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want to help bring

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that gap and provide you guys information and stuff as well as we move forward in your developments and as we go throughout this, uh, throughout the content today.

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Next slide.

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And there's no, like, cost of building remote is a huge thing. We know that materials and inflation that we've all endured and we're actually still doing that right now with the current administration in DC, all that kind of stuff.

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Gas prices are insane. That means that margin delivery by plane or by boat and everything else like that is expensive. And so all those things are added cost that we have.

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Um, so, like, just like a single home can cost around close to a million dollars in your area.

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Depending on the size and the type of materials that are used for that.

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And you guys also have like over 23,000 square miles by one regional housing authority as well up there, which is a vast.

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area to take care of and manage.

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And also villages that a housing authority supports on a single in a single hub. Basically, you have over 17 of those in areas and it's like…

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I get it, I seen it like when I was there.

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There are literally planes flying everywhere because there's sometimes there's not infrastructure, roads and different things like that to specific communities there in Alaska. And understanding it and seeing it firsthand.

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me a greater idea and concept of how to help combat and help, you know,

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promote.

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better price point for providing affordable housing in Alaska. It's all logistics, supply chain and those types of things as well.

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Um, next slide, please.

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So tribal lands and financing barriers.

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grassland, but I know you guys are kind of, like, not like trust land you have corporations there um in Alaska as well um so there's a lot of land issues there that you guys have um um case in point like I got a I got a book when I was up there.

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Um, an issue that had happened, like, I think it was, I think it was 1876 or something before gold rush and stuff that happened. There was probably total population of about 30,000, 31,000 or so in all of Alaska.

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However, in 29,000 of those individuals were all Native.

00:23:10.000 --> 00:23:19.000
I think this helps has happened and changed, so you have a wholly, totally different aspect on how things are moving forward within Alaska.

00:23:19.000 --> 00:23:20.000
Um,

00:23:20.000 --> 00:23:22.000
BIA approval.

00:23:22.000 --> 00:23:27.000
We all know like some areas and regionally based, like specifically here in the Midwest in the lower 48.

00:23:27.000 --> 00:23:39.000
It takes a long time to get approvals and liens and stuff like that done in our tribal communities because we know they're short staff and those types of things because, you know,

00:23:39.000 --> 00:23:55.000
They had when they had the government shutdown and they had layoffs and stuff like that, a lot of people that left the BIA area and stuff as well. And also we know that there's also limited lending opportunities for conventional mortgages markets in Indian country, right? So that's why we have.

00:23:55.000 --> 00:24:13.000
lot of native CFIs that are working throughout the country as well. So basically the fix is like kind of federal guarantees were built to bridge these gaps kind of and like we talk about like section 184, Title VI and different things like that and also USDA programs that are we talking about here in a little while.

00:24:13.000 --> 00:24:14.000
Okay?

00:24:14.000 --> 00:24:27.000
Anybody have any questions right now as we go through, like, feel free to drop a hand or drop a thing in a chat or something and Adrienne will, hey, we got a question in chat or whatever like that.

00:24:27.000 --> 00:24:31.000
I just want to be so monotone or whatever, and…

00:24:31.000 --> 00:24:38.000
kind of thing as we go through it. I just want to, you know, increase participation and stuff like that as we go through, so…

00:24:38.000 --> 00:24:39.000
Um, .

00:24:39.000 --> 00:24:41.000
Okay.

00:24:41.000 --> 00:24:55.000
Alright, so regional housing authority system, like essentially we all know, like, TDHEs, our housing entities deliver most of our NAHASDA housing throughout not only Alaska, but also in the lower 48.

00:24:55.000 --> 00:25:12.000
And our reach authorities serve clusters of villages and tribes and stuff all over, and some of them, specifically in Alaska, are so remote and out there that they have very short build windows on different things like that, so…

00:25:12.000 --> 00:25:26.000
That makes it very difficult for building affordable housing in Alaska, primarily, because, you know, you have procurement issues, you have to do all a lot of different things, and availability of contractors, which makes that difficult. So.

00:25:26.000 --> 00:25:31.000
And also we know that in Indian country,

00:25:31.000 --> 00:25:34.000
There's issues with capacity, um…

00:25:34.000 --> 00:25:43.000
And like we have some staffs, like we're working with some California tribes and they have 800 tribe members, but they have a housing.

00:25:43.000 --> 00:25:45.000
Um, .

00:25:45.000 --> 00:25:53.000
team of one person like they're doing everything, you know, and then they wear multiple hats. And that's very much probably the same.

00:25:53.000 --> 00:25:56.000
our Alaska communities as well.

00:25:56.000 --> 00:26:08.000
Um, and then also partnerships, tribes, we designate them to act on their behalf of if it's say like even AAHA or whatever, like we can work with AAHA.

00:26:08.000 --> 00:26:18.000
And their partner with them within our tribal communities to help push forth initiatives and stuff like that to help create more affordable housing in our areas as well.

00:26:18.000 --> 00:26:20.000
So, yeah.

00:26:20.000 --> 00:26:24.000
Next slide, please.

00:26:24.000 --> 00:26:30.000
So who's who in Alaska Native Housing, right? So like kind of a couple that we talk about.

00:26:30.000 --> 00:26:36.000
Cook Inlet. So it's anchorage based developer in Coronado Park.

00:26:36.000 --> 00:26:42.000
In the Guntali view. And I found this out.

00:26:42.000 --> 00:26:47.000
Well, as I've been up to Alaska now twice.

00:26:47.000 --> 00:26:48.000
.

00:26:48.000 --> 00:27:02.000
To Lingott Haida looks like… it looks like Telinget Haida, but it's Tlingit Haida, correct? If I'm wrong or not, because when I was there, it was like, nope, this is Tlingit Haida. It's just a different variation of spelling and stuff, how it is in their tribal language.

00:27:02.000 --> 00:27:18.000
Um, thank you for that, because I was like, how, how did they get Tlingit Haida out of something that starts with T-L-I-N-G-I-T, but looking at that and the books that I've got from up there to look at them and review them, like it's amazing. And just.

00:27:18.000 --> 00:27:23.000
You cannot, you know, get enough of the information and the culture up there and stuff as well, so…

00:27:23.000 --> 00:27:29.000
um, Bering Straits it's a known base with covers like 17 villages across their region as well.

00:27:29.000 --> 00:27:32.000
And this is just like…

00:27:32.000 --> 00:27:37.000
You know, just scratching the surface of them, and with the contents of time, and stuff like that.

00:27:37.000 --> 00:27:41.000
We wanted to talk with talk about Cook Inlet.

00:27:41.000 --> 00:27:44.000
Haida, Bering Straits.

00:27:44.000 --> 00:27:59.000
We could honestly do, like, on every tribal organization in Alaska, we could probably talk about them for days, no nonstop, you know, so, um, so I was kind of looking at a couple of the specific ones that I hopefully

00:27:59.000 --> 00:28:15.000
A lot of you that are on the call would recognize and understand who they are and stuff like that, so, um, that was kind of the stuff that we were talking about just in Alaska, because, I mean, I literally could have listed every tribal corporation and stuff there in Alaska, but that would have been a lot, so.

00:28:15.000 --> 00:28:19.000
Anyway, next slide, please.

00:28:19.000 --> 00:28:31.000
So, understanding for us as Enterprise and our community partners, um, what we do. So as a national nonprofit that finances affordable housing all over the country.

00:28:31.000 --> 00:28:46.000
Um, technical assistance, hands-on support for tribal developers. Also providing a source of knowledge of the tribal leaders handbook on home ownership. We have that. We have an enhancing and implementing offering that we provide.

00:28:46.000 --> 00:28:51.000
Academy builds local capacity. So…

00:28:51.000 --> 00:28:54.000
But, um,

00:28:54.000 --> 00:29:05.000
So, you know, that's kind of where we're at with that too. And I'm sorry, I was just like I saw Tracy drop a message in the chat. I was looking at that as I was continuing talking, but…

00:29:05.000 --> 00:29:18.000
So, yeah, so that's kind of our overview of those types of things, and we do we have also have resilience academies and stuff like that. This is some of the stuff that Serbia talked about earlier when we were discussing.

00:29:18.000 --> 00:29:29.000
Notice as we first kicked off everything. So, but, you know, we're just excited and happy to be part of this here with you guys too.

00:29:29.000 --> 00:29:30.000
Alrighty, next slide, please.

00:29:30.000 --> 00:29:32.000
No, I think I'm good. Let's just follow the slides and go through that.

00:29:32.000 --> 00:29:59.000
So what is the capital stack? I'm going to kind of hand this over a little bit into definition with Tracy as well, with his expertise in a little bit of this area. If, um, he wants to go for on that, and I'll interject as we go through it.

00:29:59.000 --> 00:30:00.000
No problem.

00:30:00.000 --> 00:30:07.000
So capital stack is a funny definition for me. I don't know why. I'm gonna have to go on mute for one second.

00:30:07.000 --> 00:30:16.000
Sorry, dog transfer. So capital stack is basically.

00:30:16.000 --> 00:30:21.000
the financing package. Um…

00:30:21.000 --> 00:30:28.000
As it says there, and again sources uses every dollar that match.

00:30:28.000 --> 00:30:32.000
So sources have to equal uses.

00:30:32.000 --> 00:30:34.000
That's just…

00:30:34.000 --> 00:30:39.000
pretty basic math. And we'll get into, kind of,

00:30:39.000 --> 00:30:44.000
The difficulty later, and I think that most groups on the call have

00:30:44.000 --> 00:30:55.000
experience putting together a project and knowing how difficult it is to layer the financing.

00:30:55.000 --> 00:30:59.000
So next slide, please.

00:30:59.000 --> 00:31:07.000
This is where it gets really fun. So my fun stuff is always been math.

00:31:07.000 --> 00:31:11.000
And I don't know, this is pretty small.

00:31:11.000 --> 00:31:13.000
But.

00:31:13.000 --> 00:31:28.000
I hope everyone can see it. This is kind of a simple pro forma development budget. This one only has one, two, three, four, five, six sources.

00:31:28.000 --> 00:31:33.000
you know, at times, we may even have to…

00:31:33.000 --> 00:31:35.000
Layer more of things.

00:31:35.000 --> 00:31:37.000
Thank you.

00:31:37.000 --> 00:31:38.000
Oh, there you go.

00:31:38.000 --> 00:31:43.000
Yep, perfect. So, yeah, six sources on this one.

00:31:43.000 --> 00:31:48.000
To make it square.

00:31:48.000 --> 00:31:53.000
But, yeah, it's… every project is different, and…

00:31:53.000 --> 00:31:59.000
And if you can scroll to the bottom of this, I don't even know. So this is a…

00:31:59.000 --> 00:32:00.000
System.

00:32:00.000 --> 00:32:04.000
practitional 28-unit project.

00:32:04.000 --> 00:32:11.000
with 9% tax credits. So you can see at the bottom.

00:32:11.000 --> 00:32:14.000
That's 767…

00:32:14.000 --> 00:32:17.000
Ish per unit.

00:32:17.000 --> 00:32:27.000
Which I don't even know, like, Jeff's earlier slide, if…

00:32:27.000 --> 00:32:28.000
It could be.

00:32:28.000 --> 00:32:29.000
That may be too slim as well. I don't know. I've not developed in…

00:32:29.000 --> 00:32:31.000
Yeah, I've not developed in Alaska, but for a

00:32:31.000 --> 00:32:37.000
multifamily unit that I don't know. Anyway, so this is a typical.

00:32:37.000 --> 00:32:40.000
and a budget that we would.

00:32:40.000 --> 00:32:43.000
Help you with.

00:32:43.000 --> 00:32:45.000
And…

00:32:45.000 --> 00:32:48.000
Um, yeah, so…

00:32:48.000 --> 00:32:54.000
It's… it's scary stuff, seriously, and it's a moving document.

00:32:54.000 --> 00:32:58.000
It's not static in any way.

00:32:58.000 --> 00:33:04.000
As far as, you know, your cost change because of, you know, not

00:33:04.000 --> 00:33:13.000
being able to ship things or contractor difficulties. So I think Alaska is definitely.

00:33:13.000 --> 00:33:15.000
a special place.

00:33:15.000 --> 00:33:17.000
As far as…

00:33:17.000 --> 00:33:21.000
Just things are going to change, so…

00:33:21.000 --> 00:33:27.000
I would just say, you know, from my perspective,

00:33:27.000 --> 00:33:32.000
Keep the document alive and don't…

00:33:32.000 --> 00:33:38.000
Yeah, don't set anything until you sign the documents.

00:33:38.000 --> 00:33:44.000
Next slide, I think.

00:33:44.000 --> 00:33:49.000
So, Jeff, do you want to take this back or, I mean, these are

00:33:49.000 --> 00:33:54.000
Brilliant. Yeah.

00:33:54.000 --> 00:33:55.000
Okay.

00:33:55.000 --> 00:33:56.000
Sure, yeah, like, yeah, yeah, I mean, yeah, if you want, you can… you go ahead, you can take the next two slides if you want, and then I'll… I'll jump in as needed, if you're fine with that.

00:33:56.000 --> 00:33:57.000
Yeah, so…

00:33:57.000 --> 00:34:05.000
I think these are pretty basic debt we owe money to people. We have to pay that back.

00:34:05.000 --> 00:34:08.000
Secured, often back…

00:34:08.000 --> 00:34:17.000
by the property. You never want to personally guarantee any of the debt.

00:34:17.000 --> 00:34:19.000
Um…

00:34:19.000 --> 00:34:26.000
you know, that's all back to the nonprofit, or the housing authority.

00:34:26.000 --> 00:34:33.000
Coverage, we'll talk about that, I think, on the next slide. So equity is the big thing.

00:34:33.000 --> 00:34:38.000
If… if you recall on the prior slide, the development budget.

00:34:38.000 --> 00:34:43.000
So there was 19 million in…

00:34:43.000 --> 00:34:45.000
tax credits.

00:34:45.000 --> 00:34:52.000
Burke.

00:34:52.000 --> 00:34:53.000
total budget.

00:34:53.000 --> 00:34:55.000
over the 21-ish million dollar project. So the tax credit equity is.

00:34:55.000 --> 00:34:59.000
Is covering it so much of

00:34:59.000 --> 00:35:09.000
these projects, and it's… it's by far the biggest resource, I think, that we have as a group.

00:35:09.000 --> 00:35:13.000
help fund these projects.

00:35:13.000 --> 00:35:14.000
Okay.

00:35:14.000 --> 00:35:15.000
Yeah.

00:35:15.000 --> 00:35:16.000
Cool.

00:35:16.000 --> 00:35:35.000
Just to interject real quick to AC2 is, like, in the LIHTC development, everybody, and you guys know this, I don't know if you have… how many of you had… if you can just drop a thumbs up or whatever in the chat or something, if you have all… any of you done any LIHTC projects in the past or not?

00:35:35.000 --> 00:35:36.000
Okay.

00:35:36.000 --> 00:35:39.000
Um, but you know that LIHTC equity that's coming in from investors and stuff like that covers 80% of their project costs and they 20% to fill in that gap and other things else as well.

00:35:39.000 --> 00:35:54.000
Um, if it's an HP or any philanthropy money or stuff like that. So yep, Alice, we can get you the slides as well.

00:35:54.000 --> 00:35:55.000
Correct.

00:35:55.000 --> 00:35:56.000
And thanks, Jeff. So on that point, it's, you know, it comes with income restrictions, obviously.

00:35:56.000 --> 00:35:57.000
But we can talk about that.

00:35:57.000 --> 00:35:59.000
At another time.

00:35:59.000 --> 00:36:03.000
Next slide, I think.

00:36:03.000 --> 00:36:06.000
Hey, I know nothing about this, Jeff. This is…

00:36:06.000 --> 00:36:17.000
Okay, so I got, I gotcha. Um, so, and with… and everybody knows, you guys, this is your regular funding formula that you get every year, um, from the HASDA, our IHBG. Um, very same.

00:36:17.000 --> 00:36:20.000
Pretty much the same thing.

00:36:20.000 --> 00:36:34.000
So Native American housing and self-determination Act was enacted by Congress in 96 and fully funded into tribes in '97, where tribes started receiving a HUD formula block grant.

00:36:34.000 --> 00:36:50.000
each year, and each tribe is unique in their location and everything else, too, because they have a total development cost that they have for the sole source, um, location, how much it costs to develop in every area of the country in Lower 48, and specifically,

00:36:50.000 --> 00:37:00.000
or Hawaiian Islands and also in Alaska that are funded through that. And typically, a lot of our smaller tribes, there's some tribes that are very small.

00:37:00.000 --> 00:37:16.000
Often the only source of money that they have for their dollars to help promote and provide affordable housing is very flexible and there's different uses for that that we could use to help support developments. Rehabs or housing services for that matter.

00:37:16.000 --> 00:37:20.000
crime prevention activities, if it's.

00:37:20.000 --> 00:37:36.000
final remediation, stuff like that as well help out in the community um stuff like that so um I sure that everybody that is on the call is also is a IHBG or NAHASDA recipient.

00:37:36.000 --> 00:37:38.000
Um, as well, so…

00:37:38.000 --> 00:37:49.000
There's our main source. And I know tribal communities working with them for the last 20 plus years, were very.

00:37:49.000 --> 00:37:58.000
Conservative and making sure that we make those dollars stretch as far as possible, and leverage those resources within the other grant that we can if there's anything that matches.

00:37:58.000 --> 00:38:04.000
We're leveraging resources to help create a development that we need in our communities.

00:38:04.000 --> 00:38:08.000
Next slide.

00:38:08.000 --> 00:38:19.000
So, again, NAHASDA in practice, and you guys probably may all know, you may… a lot of you may know this, but since I know there's some people that are on the call here, they've only been working in their tribal communities for a year or so, or whatever.

00:38:19.000 --> 00:38:36.000
Um, but eligible uses for is new construction, acquisition, rehab, and infrastructure. Case in point for infrastructure, you can use you can leverage your allocation that you get for your NAHASDA and use that as a Title VI loan.

00:38:36.000 --> 00:38:51.000
And you can do things with that as far as buying… you can buy land, you can use it to help create infrastructure, um, and to develop the land down the road, and also build houses now, instead of having to wait through

00:38:51.000 --> 00:39:06.000
Um, regular financing sources through CDFIs or conventional banks and stuff like that. Um, that's a huge thing that helps out, um, leveraging and the possibility of working with NAHASDA and its benefits and uses. Um…

00:39:06.000 --> 00:39:13.000
Then also the tribe also has local control in that to set priorities throughout their housing plan. If you get

00:39:13.000 --> 00:39:28.000
A lot of tribes, like if they have 184 loans and mortgages and stuff like that, they are able to, like, if someone were to foreclose on that, and y'all may know this or not, if you don't, like, if someone were to foreclose on that, the tribe also has the right of first refusal.

00:39:28.000 --> 00:39:42.000
Um, to assume that mortgage and actually continue to take that so that the tribe will continue to maintain that asset and use it for another tribal family or whatever down the road.

00:39:42.000 --> 00:39:57.000
And the other thing too, there's a huge thing that we went through at the NIAC conference in May. And you all know if you're paying attention to different things like that, NAHASDA has not been reauthorized since 2013 and there's stuff.

00:39:57.000 --> 00:40:06.000
That's going on, you know, trying to help increase funding for tribes, because right now, currently, there's not enough funding out there that each of our tribes receive.

00:40:06.000 --> 00:40:20.000
for to do planning developments and stuff like that for infrastructure and that kind of thing because right now is all the money that is available right now through NAHASDA is essentially money that's enough to just maintaining.

00:40:20.000 --> 00:40:23.000
um, upkeep the current housing stock.

00:40:23.000 --> 00:40:41.000
There's not additional money in there to bring on additional staff to help future developments and those types of things and planning and those types of things. So, there's a huge need for that. So wherever you can reach out to your state representatives and stuff like that.

00:40:41.000 --> 00:40:46.000
Um, in Congress and stuff like that, that's, you know, beneficial to help push that forward as well, so.

00:40:46.000 --> 00:40:53.000
Next slide.

00:40:53.000 --> 00:40:54.000
Old school.

00:40:54.000 --> 00:40:57.000
LIHTC, Tracy, you want to talk about LIHTC a little bit? Or, I mean, I can too as well.

00:40:57.000 --> 00:41:00.000
I don't think we have enough time to talk about, like,

00:41:00.000 --> 00:41:03.000
tech in depth.

00:41:03.000 --> 00:41:04.000
Um…

00:41:04.000 --> 00:41:06.000
Correct. Right. I agree. We don't.

00:41:06.000 --> 00:41:07.000
What? No.

00:41:07.000 --> 00:41:08.000
So, but this slide, so…

00:41:08.000 --> 00:41:12.000
I'm… I'm certain that most folks on the call

00:41:12.000 --> 00:41:23.000
know about the LIHTC program. So again, 9% versus 4%. So 9% is generally competitive. I don't know.

00:41:23.000 --> 00:41:26.000
how things roll in Alaska.

00:41:26.000 --> 00:41:33.000
9% are competitive, 4%.

00:41:33.000 --> 00:41:43.000
Generally not, but they're getting more competitive because 9% just they run out of money at the state level.

00:41:43.000 --> 00:41:48.000
So, yeah, if anyone has questions about

00:41:48.000 --> 00:41:51.000
of this, I'm happy to…

00:41:51.000 --> 00:41:54.000
Um, offline…

00:41:54.000 --> 00:42:07.000
answer questions, but yeah, the… the 9% is super difficult. It's generally one time per year.

00:42:07.000 --> 00:42:08.000
Right.

00:42:08.000 --> 00:42:09.000
And that allocation…

00:42:09.000 --> 00:42:10.000
Thank you, Donald. We appreciate the partnership with MHP.

00:42:10.000 --> 00:42:24.000
Um, yeah, it's… so it's difficult nine versus four. And I'll have to research Alaska more and I apologize that I don't know more about that.

00:42:24.000 --> 00:42:26.000
But…

00:42:26.000 --> 00:42:42.000
Well, and I think any other, I'll interject a little bit, too, on that, Tracy, too, is that I think AHAN, and I think if Charlene and Cynthia want to interject on this, too, is like, I think they… they receive… you guys do receive an allocation for LIHTC stuff, or actually can help.

00:42:42.000 --> 00:42:50.000
Process that for your tribal corporations in Alaska, because I know it's a little different there however.

00:42:50.000 --> 00:43:00.000
You know, because federal government kind of puts that out there for everybody to have in certain every state has an allocation of credits that they do receive.

00:43:00.000 --> 00:43:15.000
Some states do have tribal set-asides like Arizona, New Mexico, and those types of things, but not every state does. Like, I know Wisconsin doesn't and that kind of thing too.

00:43:15.000 --> 00:43:16.000
Okay.

00:43:16.000 --> 00:43:43.000
Alaska does have some LAHTC programs running. I'm not sure which tribes or TDHCs are currently running those, but I do know that we have some.

00:43:43.000 --> 00:43:44.000
Yeah,

00:43:44.000 --> 00:43:45.000
And I'm going to add that the state gets to decide, you know, whether they set aside funds for tribal, whether they, you know, how they prioritize their 9%. Those are competitive, but not impossible to get, and also the tax credit program in general is hard to make it work for smaller properties and rural.

00:43:45.000 --> 00:43:47.000
And even harder in, uh…

00:43:47.000 --> 00:44:08.000
But it's like the one program there is that's still consistently funded for affordable housing. So we work with it and try to make it work by stacking the capital, which Jeff talked about earlier, and layering with flexible funds, home funds,

00:44:08.000 --> 00:44:09.000
Hmm.

00:44:09.000 --> 00:44:11.000
State funds, grant dollars, other things.

00:44:11.000 --> 00:44:12.000
Right. Thank you, Surabhi.

00:44:12.000 --> 00:44:15.000
So if anyone is really

00:44:15.000 --> 00:44:17.000
will be.

00:44:17.000 --> 00:44:23.000
You should look at the Alaska, I don't know what it's called, the housing crisis.

00:44:23.000 --> 00:44:30.000
or something. Look at the qualified allocation plan.

00:44:30.000 --> 00:44:31.000
Yep, QAP outlines a lot of that.

00:44:31.000 --> 00:44:40.000
for the tax credit. It'll make you go to sleep. It's so boring, but it lays out every…

00:44:40.000 --> 00:44:42.000
Yeah, yeah, yeah, every state's got a QAP. Nope.

00:44:42.000 --> 00:44:43.000
Every state has, yeah.

00:44:43.000 --> 00:44:45.000
Just Alaska, by the way, that is any state's QAP, just to clarify, we're not picking on Alaska, it's just the QAP document.

00:44:45.000 --> 00:44:46.000
They're all the same, right?

00:44:46.000 --> 00:44:47.000
Yeah.

00:44:47.000 --> 00:44:52.000
Right. They're very long. I don't even know 100 plus pages, but…

00:44:52.000 --> 00:44:58.000
Take a look at the QAP Qualified Allocation plan.

00:44:58.000 --> 00:45:10.000
for Alaska, and that lays out, kind of, how to apply, what qualifies all the… it's a super deep document, but it's.

00:45:10.000 --> 00:45:29.000
helpful to understand if you want to approach doing a tax credit deal.

00:45:29.000 --> 00:45:30.000
Right. Okay.

00:45:30.000 --> 00:45:36.000
Right, and there's a lot of things that… a lot of other factors that come into that, too, is, um, they have the point scoring and stuff like that. Walkability scores, how close you are to grocery stores, um, schools, um, medical facilities, all that kind of stuff, that actually interprets how much… how many points you can score on an allocation for that.

00:45:36.000 --> 00:45:38.000
Um, so, but yeah.

00:45:38.000 --> 00:45:42.000
100% right there. There's a lot of, um…

00:45:42.000 --> 00:45:49.000
in-depth information on that. Case in point, like, I know of two, um…

00:45:49.000 --> 00:45:59.000
companies basically RT Hawk and Travoya are like two primarily ones that work in Indian country a lot.

00:45:59.000 --> 00:46:01.000
I'm not sure how many…

00:46:01.000 --> 00:46:06.000
tax credit deals that they've worked on and specifically in Alaska.

00:46:06.000 --> 00:46:15.000
But yeah, there's a huge need out there for that and understanding that whole process because case in point, just real quick, and then we can go to the next slide.

00:46:15.000 --> 00:46:22.000
The QAP in the section on.

00:46:22.000 --> 00:46:36.000
The housing tax credit code is actually twice as thick as the regular IRS code that we have. So that's how thick it is. There's a lot of there's a ton of information in there for that.

00:46:36.000 --> 00:46:37.000
.

00:46:37.000 --> 00:46:38.000
Yeah.

00:46:38.000 --> 00:46:43.000
So, and that goes back to my point about consultants. Just be cautious.

00:46:43.000 --> 00:46:45.000
about…

00:46:45.000 --> 00:46:52.000
selecting one.

00:46:52.000 --> 00:46:53.000
Awesome.

00:46:53.000 --> 00:47:01.000
All right. Okay, so, and the equity in the LIHTC, how it works.

00:47:01.000 --> 00:47:08.000
So usually if you get… if you get… typically, if you get awarded an allocation of credits, it's based on how

00:47:08.000 --> 00:47:10.000
much.

00:47:10.000 --> 00:47:13.000
Uh, on the last couple LIHTC deals that I've done,

00:47:13.000 --> 00:47:16.000
Um, so an investor will.

00:47:16.000 --> 00:47:33.000
give an award of credit for like 85 cents on the dollar in equity towards the development of your project say you got a $10 million project and they're going to give you you know you're going to get 80% of that value for that project when you're going to fill in the gap.

00:47:33.000 --> 00:47:38.000
This has an Enterprise's, you know, investors pay since on a dollar of credit.

00:47:38.000 --> 00:47:43.000
And also, and, like, thank you, Surabhi, for adding another.

00:47:43.000 --> 00:47:58.000
Enterprise's does the same thing as well. And we are working with our team and our tribal team in rural. If there's a deal that's out there, please shop it and let us know because we can find out our contacts, make sure that if they're able to do it, we can.

00:47:58.000 --> 00:48:03.000
If that deal works for them, for you and your community, stuff like that as well.

00:48:03.000 --> 00:48:15.000
And then also we know that the cache N reduces, equity reduces the debt the project must carry, right? A lot of times it's harder for LIHTC deals to be done in tribal communities because

00:48:15.000 --> 00:48:28.000
Simply, like, the Housing Authority or TDHE is not able to carry and service the debt that is attached to that project. So where you see a lot of things as Weisner is so competitive, that tribal communities

00:48:28.000 --> 00:48:30.000
Um… .

00:48:30.000 --> 00:48:38.000
Barely get a lot of LIHTC deals. However, when you have a for-profit developer putting in

00:48:38.000 --> 00:48:47.000
and LIHTC deals, they have often the means to finance and carry that debt to make sure the project is feasible.

00:48:47.000 --> 00:48:54.000
And you're right, chasing the land is generally leased as well. But if I'm missing anything else in there, Tracy, that you can think of?

00:48:54.000 --> 00:48:58.000
Um, yeah, big thing is, whenever

00:48:58.000 --> 00:49:05.000
Whatever you're thinking as groups about doing any project, whatever it is.

00:49:05.000 --> 00:49:08.000
You should involve…

00:49:08.000 --> 00:49:09.000
the

00:49:09.000 --> 00:49:14.000
potential investor, lender.

00:49:14.000 --> 00:49:17.000
The manager, anything.

00:49:17.000 --> 00:49:20.000
As soon as you possibly can.

00:49:20.000 --> 00:49:21.000
Don't… don't…

00:49:21.000 --> 00:49:27.000
start the process after the project is cooked.

00:49:27.000 --> 00:49:34.000
Just, yeah, involve all your partners as soon as you can.

00:49:34.000 --> 00:49:39.000
And typically that's as soon as you find out that you're awarded an allocation of credits, as well.

00:49:39.000 --> 00:49:41.000
No, before that.

00:49:41.000 --> 00:49:45.000
Well, right, yep, I'm saying, like, because sometimes then they want to shop it and get it out there. Yep, you're right, too.

00:49:45.000 --> 00:49:47.000
Mm-hmm.

00:49:47.000 --> 00:49:50.000
Yeah, okay, that's all I have to say.

00:49:50.000 --> 00:49:52.000
Okay. Thank you, Tracy.

00:49:52.000 --> 00:49:53.000
Um…

00:49:53.000 --> 00:50:07.000
So have anybody on the call, if you want to drop a thumbs up in the chat or anything like that, how many of you have used or are familiar with the section, HUD section 184 Loan Guarantee program?

00:50:07.000 --> 00:50:11.000
Some or no, just trying to just kind of garner a little bit of, uh,

00:50:11.000 --> 00:50:15.000
Patient and engagement here for everybody.

00:50:15.000 --> 00:50:19.000
If they can still hear us and that kind of thing.

00:50:19.000 --> 00:50:27.000
There you go. Thank you, Alice. Appreciate it.

00:50:27.000 --> 00:50:32.000
Jacob, thank you so much, appreciate it. Okay, so.

00:50:32.000 --> 00:50:33.000
Um, .

00:50:33.000 --> 00:50:35.000
Primarily, like, it's…

00:50:35.000 --> 00:50:40.000
It's a very good program, you know, because it's a guaranteed loan.

00:50:40.000 --> 00:50:48.000
Um, for a tribal member or a TDHE they want to do a 184 loan to do.

00:50:48.000 --> 00:51:05.000
like a quadplex or something like that. Um, they could do those and provide housing now for that. And then homeownership basically as you know kind of primarily widely used, I believe in Alaska from what I was looking at and researching.

00:51:05.000 --> 00:51:08.000
Throughout the onset of this as well.

00:51:08.000 --> 00:51:25.000
And then, like, it can also partner as well with other regional and rural loan programs as well. So like you get a 184 loan and then if your TDHE or Housing Authority can provide like a down payment assistance like that.

00:51:25.000 --> 00:51:26.000
Um, .

00:51:26.000 --> 00:51:29.000
A lot of tribes put them in their IHPs. They will do

00:51:29.000 --> 00:51:48.000
payment assistance for up to $10,000 for five families a year that helps with that as well to help them get over the hump to provide their debt to income ratio and what they're putting into a deal for a 184 loan.

00:51:48.000 --> 00:51:52.000
All right, uh, next slide.

00:51:52.000 --> 00:52:02.000
Title VI, loan guarantee, that's where… and I'm sure you guys are all probably… a lot of you are all probably familiar with this, but if not, um, for those of you that may be new or not.

00:52:02.000 --> 00:52:03.000
Um,

00:52:03.000 --> 00:52:05.000
on the call.

00:52:05.000 --> 00:52:18.000
Essentially, you can leverage up to five times of your allocation for your needs portion of your IHBG allocation to grab money.

00:52:18.000 --> 00:52:22.000
now to build and accelerate housing.

00:52:22.000 --> 00:52:38.000
Right now, instead of having to wait a long time to try to get other grants and stuff like that. It's guaranteed HUD grant guarantees and secures a favorable terms on that. And then once you receive on rental income for those properties.

00:52:38.000 --> 00:52:48.000
Like that, you can do that and pay back the loan over a period of time. Or you can actually pay it back as part of putting like $60,000 or $70,000 in your IHP to pay

00:52:48.000 --> 00:53:04.000
back that on loan for forgive for the loan on top of that because you're paying out five times say if you get your niece portion is 100,000 you get $100,000 you get $500,000 upfront right now um they can help you through that process.

00:53:04.000 --> 00:53:12.000
Um, to get additional funding to put forward and to a development. If you wanted to buy land, if you wanted to.

00:53:12.000 --> 00:53:13.000
Um,

00:53:13.000 --> 00:53:27.000
work on infrastructure, water and sewer, utility, and all those types of stuff, infrastructure, Wi-Fi, those types of things, too. So, it's a very good program. Has anybody on the call, have any of you guys used Title VI before in the past?

00:53:27.000 --> 00:53:38.000
are known about their, you know, the unique intricacies inside… involved with it.

00:53:38.000 --> 00:53:48.000
I wanted to put the… I wanted to put the jep… I wanted to cue the Jeopardy music in here, too, so I can have like a question that would pop up. Okay, Elio Conces, okay, thank you.

00:53:48.000 --> 00:53:58.000
That's good. But it's also a very good, it's a very good way to utilize funding if you're if you're in a small if you're in a small.

00:53:58.000 --> 00:54:07.000
Um, tribal area, community, and you wanted to do two houses. That's a good, great way to do that. And you can plan it out, set it up.

00:54:07.000 --> 00:54:22.000
You know, work with your regional ONAP office. Tell them, hey, we want to leverage our IHBG grant and do a Title VI loan and we want to do a quadplex, we want to do one house, you wanted to buy land or if you want to do anything like that, those things.

00:54:22.000 --> 00:54:31.000
available to you. And not a lot of people know about that and they haven't used them. It's a good tool to use, especially.

00:54:31.000 --> 00:54:39.000
In this time right now with, you know, as far as how the market rates are and stuff like that for mortgages and stuff like that. So.

00:54:39.000 --> 00:54:44.000
Okay, next slide.

00:54:44.000 --> 00:54:50.000
CDBG and ICDBG, um, community block grants, very competitive.

00:54:50.000 --> 00:54:52.000
As well as, you know, funds

00:54:52.000 --> 00:55:01.000
For the community, overall community development, similar to that of Title VI. However, you can do on a full-on development with housing infrastructure and.

00:55:01.000 --> 00:55:06.000
You know, site improvements and stuff as well funds water, sewer, site work.

00:55:06.000 --> 00:55:23.000
Um, it pairs well with the NAHASDA and LIHTC because that's, that's part of a capital stacking, right? So I'm going to put in some money, I want to put in, have some LIHTC equity coming into it and also, you know, if I get a grant for 5 million for

00:55:23.000 --> 00:55:29.000
I can put all those together and build one beautiful project if it's townhouses like 20 or

00:55:29.000 --> 00:55:42.000
The townhouses, multifamily development, senior housing, and those types of things like that. And I think there's a lot of different uses that each tribe is specifically in need of.

00:55:42.000 --> 00:55:54.000
whatever you need is you got to tailor it that's best fit for your demographics and stuff like that based on your community projections, like, you know, talk with your enrollment department.

00:55:54.000 --> 00:55:59.000
Final, you know, get the demographics for your community. We have a

00:55:59.000 --> 00:56:07.000
of elders, we have a younger population, you know, those types of things, so that helps out in the planning process that as you move forward too.

00:56:07.000 --> 00:56:11.000
Next slide.

00:56:11.000 --> 00:56:14.000
USDA Rural Development. I'm going to.

00:56:14.000 --> 00:56:24.000
Introduce Serbia on this one because this is her background, this is her baby because she's got experience in USDA and those programs.

00:56:24.000 --> 00:56:35.000
Well, sure. Thanks, Jeff. I just wanted to add with our USDA Rural Development programs, since Jeff asked how many of you are familiar with these programs?

00:56:35.000 --> 00:56:54.000
While they're not, some of them are specifically for Alaskan tribes, but many of them are just for rural and tribal communities and are accessible to all tribal communities. So I was just wondering if anyone's used any of the USDA programs.

00:56:54.000 --> 00:56:59.000
Thumbs up, or yeah, smash that like button. Thumbs up

00:56:59.000 --> 00:57:00.000
Bless, yeah.

00:57:00.000 --> 00:57:01.000
looking for those thumbs-ups and hearts again. Or thumbs downs, which is also fine.

00:57:01.000 --> 00:57:02.000
Right.

00:57:02.000 --> 00:57:06.000
That's all good because the more information we can find out.

00:57:06.000 --> 00:57:10.000
Oh, there he goes, there's a thumbs down. There we go.

00:57:10.000 --> 00:57:11.000
Yes, it is. It's very good.

00:57:11.000 --> 00:57:18.000
Okay, so no response here. Oh yeah, thumbs down. Okay, so then this is important for me to talk about. So there's a range of programs that USDA Rural Development and there's a Rural Development Office in Alaska.

00:57:18.000 --> 00:57:32.000
that folk can reach out to the World Development Mission generally serves rural communities and there's also an Office of Tribal Relations. So if you don't get a good response from the Rural Development State Office.

00:57:32.000 --> 00:57:52.000
Uh, because they may not sort of understand some of your challenges, you can reach out to the Office of Tribal Relations at National USDA that will then serve as your liaison to all of Rural Development's programs. Rural Development has a slew of housing programs,

00:57:52.000 --> 00:58:06.000
There's actually three agencies, so I know some of you do economic development. We also have, um, I say we because I used to work there. Rural development also has a rural business service and a slew of business lending and grant programs.

00:58:06.000 --> 00:58:20.000
There's also rural utility service that does water, broadband and electric programs, and then the Rural Housing Service, which does housing programs, a range of them. So on the housing side.

00:58:20.000 --> 00:58:26.000
Um, does the Section 502 direct and guaranteed? Those are the home ownership programs.

00:58:26.000 --> 00:58:40.000
What is interesting about these programs is that there are zero down payment programs that fully provide the mortgage. There's construction to permanent on the guaranteed side.

00:58:40.000 --> 00:58:56.000
They serve low and very low-income families. Some of the conditions there, you have to be unable to get a home at reasonable terms outside on the market rate, and then the rural development programs are accessible.

00:58:56.000 --> 00:59:14.000
The direct program can also provide a subsidy to bring the payment down and help the borrower with repayment. And then there is more recently, a Native American CDFI re-lending program that allows

00:59:14.000 --> 00:59:24.000
Qualified Native CDFIs to re-lend the Section 502 dollars for homeownership.

00:59:24.000 --> 00:59:39.000
Because the, I would say the agency was not doing as well as they could. The working with Native CDFIs that understand conditions better and have deeper relationships has really helped move the programs more effectively to meet

00:59:39.000 --> 00:59:54.000
ownership needs in Indian country. There's also a self-help and mutual housing program which allows families to come together and build each other's homes by providing some

00:59:54.000 --> 01:00:11.000
lead equity, the electric and plumbing and so on is done by contractors, but families do build together, and it helps reduce the cost of the home through the contribution of sweat equity. Um, I did look up in Alaska and rural

01:00:11.000 --> 01:00:22.000
The Community Action Program is a qualified self-help Housing provider and has been working to develop self-help homes in Soldotna.

01:00:22.000 --> 01:00:33.000
Um, the water and wastewater grants, well, the multifamily grants which work then with LIHTC. The Section 515, which is a direct loan program.

01:00:33.000 --> 01:00:40.000
Because of the portfolio of homes that Rural Development has that are expiring.

01:00:40.000 --> 01:00:55.000
Um, because they were constructed with public-private partnerships some 30, 50 years ago. Most of the direct loan program goes towards preserving the existing portfolio of housing, but there is a guaranteed rural rental housing program that

01:00:55.000 --> 01:01:13.000
Lenders make the loans and USDA guarantees them up to 90%, so it's a really good guaranteed program. That's the Section 538, and enter organization, Bellwether Enterprise is actually a 538 lender, so if you

01:01:13.000 --> 01:01:19.000
to go in that direction, we can provide the mortgage lending directly for that.

01:01:19.000 --> 01:01:30.000
I added some of the water and wastewater programs because I'm familiar with the real challenges in Alaska around water and wastewater issues.

01:01:30.000 --> 01:01:39.000
There are programs that are run directly by Rural Development. That's the Water Waste Facility Loans and grants.

01:01:39.000 --> 01:01:55.000
to alleviate health risks on tribal lands and those are available to all Indian country. They have to be federally recognized tribes, unfortunately state and local governments and also nonprofits are eligible.

01:01:55.000 --> 01:02:11.000
The population has to be 10,000 and under, so it's available to really rural communities and at least 50% of who's served have to be tribal members, so it's really trying to direct it to serve the needs of

01:02:11.000 --> 01:02:22.000
tribal communities. Uh, funds can build basic drinking water and waste disposal systems, as well as systems to handle stormwater drainage.

01:02:22.000 --> 01:02:24.000
And, um…

01:02:24.000 --> 01:02:37.000
There's also some programs that are directly for drinking water. There's grants and usually the grants only cover 75% of costs.

01:02:37.000 --> 01:02:55.000
USDA usually requires 25% match, but they have a partnership with the state of Alaska and also EPA, so it's through the states capital improvement program, and between the contribution they make and USDA makes, it's possible to

01:02:55.000 --> 01:03:15.000
cover 100% of the cost. I know we're about halfway through our presentation, and I don't want to take up too much time, but if folk are interested in rural development programs, including there's a distance learning and telemedicine program and so on, we're happy to follow up and provide

01:03:15.000 --> 01:03:33.000
Both information and technical assistance around those. I know we may have to speed up through some of our slides because we're so excited about providing a lot of information to you guys.

01:03:33.000 --> 01:03:50.000
Thank you, Serbi. I appreciate that. Like Surabhi was saying that there's so much content that we can provide and deliver for you guys that, you know, we just want to make sure that we can cover as much as we possibly can. And we want to be cognizant of your guys' time and stuff like that as well.

01:03:50.000 --> 01:04:06.000
Um, so our next slide here, we're going into, uh, FHLB, Affordable Housing Program, which is another option that financing tool that a lot of people can use. And if you can, just real quick, just drop a thumbs up, thumbs down if you've ever used them or not, or anything like that, um, as I believe, I think…

01:04:06.000 --> 01:04:17.000
Um, your Federal Home Loan Bank branch is gonna be San Francisco branch, I believe, out of California, which helps provide funding. An example here.

01:04:17.000 --> 01:04:35.000
like a $650,000 AHP grant supported Coronado Park 2 development there. And some of them, some people, like, in, I think FHLB Bank in Des Moines right now has increased their HP award to like $3 million, which is really cool.

01:04:35.000 --> 01:04:46.000
FHLB Chicago also has theirs that is about one and a half million, which is good because I've utilized both of those in programs and developing LIHTC deals in the past.

01:04:46.000 --> 01:05:00.000
So that's a very good option to use and look into that. If you have any questions or anything like that, please reach out to us and we can help you and guide you into the process of what you want to do that for that. And Enterprise as well.

01:05:00.000 --> 01:05:16.000
Um, so we just dropped that in the chat for everybody to look at. So, um, as well, we look at state and philanthropic sources. Alaska Housing Finance Corporation grants programs, uh, I don't know how many of you guys are utilizing

01:05:16.000 --> 01:05:30.000
resource as well, but that's an option for you as well. And then the real professional housing invested over 112 million in the last 20 years for providing funding for affordable housing.

01:05:30.000 --> 01:05:45.000
And also there's a lot of foundations all over the country that sees development and gap needs and stuff like that. What is specific to your region, your area and stuff like that. I just urge you to reach out to look into those different resources that are available.

01:05:45.000 --> 01:05:59.000
out there to you. Just look out there for philanthropy and housing funding for affordable housing and stuff like that. There's a myriad of them out there um stuff like that that can help out with any of your development needs that are possibly out there.

01:05:59.000 --> 01:06:04.000
And also, you know, Alaska Native corporations can be capital partners as well.

01:06:04.000 --> 01:06:12.000
Um, and, you know, for the last, you know, like, should be dropping in there, Alaska rural development as well, um, in the chat.

01:06:12.000 --> 01:06:16.000
Next slide, please.

01:06:16.000 --> 01:06:22.000
Okay, so part two, we'll get into our leveraging and our braiding our resources together.

01:06:22.000 --> 01:06:31.000
braiding and layering, so what do we do what we talk about when we're doing braiding and layering? Basically, you're just coordinating multiple sources of funding over one project together.

01:06:31.000 --> 01:06:47.000
And they have separate strands. It keeps its own rules and reporting regulations so you have to kind of keep them separate right and you pay out certain aspects of it so you're going to have you made have say if you had USDA funding for infrastructure, water and sewer, you're doing that.

01:06:47.000 --> 01:07:04.000
keeping that reporting and that stuff separate. And then com, you know, that's kind of a pretty much a norm a lot for Alaska deals and then layering your stacking those sources applied to sequence or by the use of soft costs, hard cost,

01:07:04.000 --> 01:07:09.000
Um, and those types of things, legal fees and stuff like that prior to construction and those types of things.

01:07:09.000 --> 01:07:22.000
layer those in different areas throughout your project and your development. And then the other thing too is you want to make sure that you avoid duplicate funding of the same cost as you go throughout that as you kind of watch and monitor that as well. So.

01:07:22.000 --> 01:07:26.000
Next slide.

01:07:26.000 --> 01:07:38.000
Principles of leveraging. Essentially, you want to match your terms and align repayment and timing across all your sources. Like if I'm going to have someone I have an AHP award that we got that perfect.

01:07:38.000 --> 01:07:53.000
No repayment on that you're just requirements and obligations for reporting on that. Or if I did, if I did a Title VI, then I'm going to have repayment options on that. It's going to come out of our Indian Housing Block Grant or RHP that we have in our plan every year.

01:07:53.000 --> 01:08:09.000
So that way we make sure that they're all sequenced and lined up, so that way none of them expires and they're waiting for anything to complete or whatever. So you're not going to be in default or anything like that as you move forward throughout your development.

01:08:09.000 --> 01:08:10.000
Um, and also

01:08:10.000 --> 01:08:26.000
So we all know that within the federal government or state governments and stuff like that as well, we have to make sure that we're cognizant in requirement for all rules and stuff like that throughout the compliance process. A lot of tribes might have a comptroller.

01:08:26.000 --> 01:08:35.000
That makes sure that, you know, hey, make sure we have this reported, we have this done and all those things that are in alignment for that as we go through the whole process.

01:08:35.000 --> 01:08:50.000
Make sure that everything that we want to do throughout the whole process from the beginning, from concept, from vision to concept, community planning and meetings and stuff like that, document everything that we have so you have a good trail of everything as we move throughout our whole development.

01:08:50.000 --> 01:08:53.000
All right, next slide.

01:08:53.000 --> 01:09:09.000
And then also in the sequencing of your funding, I was kind of alluding to this a little bit in the last slide a little bit, like pre-development costs, you know, soft costs for early studies, um, you make sure you have your environmentals done, you have… involve your, um, tribal.

01:09:09.000 --> 01:09:14.000
Tippo. You guys all have travel historic preservation officers on staff I do.

01:09:14.000 --> 01:09:24.000
You could just drop a thumbs up, yes, and that kind of thing. Some tribes do have them, some tribes don't have them. But as stewards of.

01:09:24.000 --> 01:09:41.000
Protecting Mother Earth as myself as a tribal member with my tribal community here in Wisconsin. That's the first and foremost important thing. I know that holds true for all of our tribes all across the country that we make sure that we try to be, um,

01:09:41.000 --> 01:09:46.000
disdain her for future generations. And then I'll

01:09:46.000 --> 01:09:58.000
So you have permanent and long-term debt that you have, sometimes you have to take it, you get a grant out or get a loan, conventional loan to help pull in different costs.

01:09:58.000 --> 01:10:17.000
close that funding gap that we need to make our… push our project over to over the finish line. And you guys know this better than I do, and this is one thing I was finding out as I was researching and looking at this, there are barge schedules that dictate, you know, when, you know, cash must be ready, because if you don't have it paid and set up, then your stuff's not getting delivered.

01:10:17.000 --> 01:10:23.000
a barge or wherever it is that you may be in Alaska at that time.

01:10:23.000 --> 01:10:29.000
Uh, next slide.

01:10:29.000 --> 01:10:42.000
So, for example, in the stacking in action, as we talk about Coronado part two, real Eagle River deal that braided several resources. What they did there, they did affordable.

01:10:42.000 --> 01:10:53.000
housing developments, 31 of them, in their phase two development they had a AHP application and a grant that helped in their capital stack of 650,000.

01:10:53.000 --> 01:11:04.000
the other like 80% of it, basically roughly was LIHTC, 9% deal that kind of anchored that equity for that project. So you can see kind of how they.

01:11:04.000 --> 01:11:08.000
kind of working.

01:11:08.000 --> 01:11:22.000
Um, with layering these types of stacking options here for an AHP application that coincides with LIHTC development to help bring your development over the finish line.

01:11:22.000 --> 01:11:25.000
Next slide, please.

01:11:25.000 --> 01:11:29.000
Managing multiple funders, this is a huge thing.

01:11:29.000 --> 01:11:34.000
that I know that from my experience in working in housing.

01:11:34.000 --> 01:11:37.000
in tribal housing for a number of years I have.

01:11:37.000 --> 01:11:52.000
We're oftentimes managing multiple funders, right? There are tribal organizations out there that do grants and provide capital for tribes and specific developments, but then you also have reporting out for that.

01:11:52.000 --> 01:11:53.000
Um, and every

01:11:53.000 --> 01:12:08.000
Everybody has a different reporting calendar and a different period when those are going to be done. Make sure you have a good project manager on top of every reporting requirement for those and also you're basically a comptroller.

01:12:08.000 --> 01:12:12.000
Um, for your finances and stuff as well.

01:12:12.000 --> 01:12:14.000
And then also,

01:12:14.000 --> 01:12:25.000
Never be afraid to reach out to a funder or just talk about something. Keep those lines of communications open with them. Be open and transparent with them all the time, as much as possible.

01:12:25.000 --> 01:12:40.000
Because you just… what you're doing is building, even though we're building housing and affordable housing in our tribal communities, we also want to build those relationships with those funders that are helping us get these projects across, right? That's huge. I think relationships and developing those goes way.

01:12:40.000 --> 01:12:52.000
way farther than, you know, just not having a relationship with them at all because when you can show them that you're doing stuff and doing it right and being open and communicate communicative with that.

01:12:52.000 --> 01:13:00.000
That just kind of opens the door up with you for doing future developments because they're like, yep, our experience with this tribe, they, they're.

01:13:00.000 --> 01:13:11.000
Right on top of it, and that kind of thing. So relationships are very important. And then building your network as well. The more people that you can grow in contact with, like with all of us on a call here.

01:13:11.000 --> 01:13:16.000
With my experience with Tracy's experience, with Surabhi's experience.

01:13:16.000 --> 01:13:32.000
Adrienne, all the people that we know on our Enterprise team, you guys can use us as a resource to reach out to us and say, hey, do you have anybody that can do A, B, or C for whatever specific development that you're working on? And we'll try to figure something out and help you out with that.

01:13:32.000 --> 01:13:37.000
All right, next slide.

01:13:37.000 --> 01:13:51.000
All right, and common leveraging pitfalls sometimes, and we know this, like, sometimes there's mismatch terms, a short note, uh, charting out long-term viability. Basically, making sure that,

01:13:51.000 --> 01:13:58.000
Um, the note that we have to cover gaps in timing, like, we have the funding available to pay those.

01:13:58.000 --> 01:14:06.000
And sometimes the commitment does close or lapse before others close on top of those things as well.

01:14:06.000 --> 01:14:16.000
And there's also like hidden gaps, being optimistic on budgets that mask a real shortfall that could be a possible issue that we don't see coming.

01:14:16.000 --> 01:14:24.000
And so, like, basically kind of like a compliance conflict of two sources with incompatible requirements, right? So we have.

01:14:24.000 --> 01:14:37.000
one grant, or that we have is going to be the notes comes due in year one of it, but it doesn't happen until.

01:14:37.000 --> 01:14:52.000
Like the construction is closed out and signed off on, so, like, there could be some issues on there, so you make sure that those things are compatible with each other, that they work out for your funding stack, so you can make sure that you have people paid off and everything's taken care of as you move forward with your development.

01:14:52.000 --> 01:14:54.000
Um…

01:14:54.000 --> 01:14:58.000
Is there anything else that you want to interject on that, Tracy, that you can think of that you've seen?

01:14:58.000 --> 01:15:03.000
So again, I think it's just…

01:15:03.000 --> 01:15:08.000
Being aware of gaps and…

01:15:08.000 --> 01:15:09.000
how to…

01:15:09.000 --> 01:15:12.000
talk to partners, and…

01:15:12.000 --> 01:15:17.000
Commute…

01:15:17.000 --> 01:15:18.000
Yep.

01:15:18.000 --> 01:15:19.000
communicating with them early and often.

01:15:19.000 --> 01:15:21.000
Right.

01:15:21.000 --> 01:15:26.000
Yeah, and I agree, and I think… and it has been, like I said, like, just building that relationship,

01:15:26.000 --> 01:15:40.000
Talking with them, making sure that, hey, this is, you know, this is an issue that we have. You're opening up front with them, they're more likely willing to help you out because they want to make sure that they're helping you out as well, and providing a service that you're looking for as well. So, um.

01:15:40.000 --> 01:15:52.000
You think is like, oh man, there's no way in heck that these guys are going to help us out on this, but you never know until you find out and, you know, just openly communicate the issues that you're having and dealing with at that time.

01:15:52.000 --> 01:15:56.000
All right, next slide.

01:15:56.000 --> 01:15:59.000
All right, um, part four, development and budgeting.

01:15:59.000 --> 01:16:04.000
Does anybody have any questions as we go through this at all, or everybody good?

01:16:04.000 --> 01:16:06.000
Okay?

01:16:06.000 --> 01:16:11.000
So, anatomy of a development budget, how many people want… can they smash?

01:16:11.000 --> 01:16:16.000
up or thumbs down if they've done these or not in the past. If they haven't, totally cool.

01:16:16.000 --> 01:16:29.000
Not a problem. Every one of them is different. Like, it kind of like Tracy alluded to before. Every grant and loan and equity dollar coming in is all of our sources and our revenue is coming in to help support the project.

01:16:29.000 --> 01:16:38.000
And then use is basically every cost the project has to pay, and what we're, you know, all of soft costs, hard cost, contractors, all those types of things.

01:16:38.000 --> 01:16:40.000
Um, our balances.

01:16:40.000 --> 01:16:46.000
These sources gotta must equal to their uses to the dollar. Like, so everything balances out.

01:16:46.000 --> 01:16:53.000
And also it's a living document. So it changes as the deal evolves a little bit.

01:16:53.000 --> 01:16:57.000
And that way, I mean kind of like if we're having, you know,

01:16:57.000 --> 01:17:05.000
Like in certain LIHTC deals, if we have a developer fee that I can receive, I get a developer fee at, you know,

01:17:05.000 --> 01:17:08.000
I get 30% of my developer fee.

01:17:08.000 --> 01:17:14.000
After half the houses are done. I know when half of the houses are done six months into the build, I know

01:17:14.000 --> 01:17:25.000
a note that's come and do and I'm going to be able to pay off that note, whatever for moving forward on that so that we those are kind of all in alignment there.

01:17:25.000 --> 01:17:26.000
Um…

01:17:26.000 --> 01:17:30.000
All right, next slide.

01:17:30.000 --> 01:17:33.000
Hard costs and remote Alaska.

01:17:33.000 --> 01:17:45.000
And I don't want to really preach to the choir here on this one for all of you guys that know that materials is one of your guys' hardest things that you got. I know there's

01:17:45.000 --> 01:17:52.000
But specific materials that you're looking for, whatever you do on a development, you might have to get them from the lower 48 or you might not have enough.

01:17:52.000 --> 01:17:55.000
and Alaska itself.

01:17:55.000 --> 01:18:05.000
And you know that they're shipped by barge or air. And I know this all too much from being out there now twice in the last couple months.

01:18:05.000 --> 01:18:16.000
And that's really took me, that's what this providing these modules for you guys has really taken me to heart to figure out a way to help best.

01:18:16.000 --> 01:18:21.000
divide the you know most affordable housing ways and you know.

01:18:21.000 --> 01:18:26.000
Um, find out different avenues to help reduce those costs for you.

01:18:26.000 --> 01:18:37.000
You know, and then you have mobilization, crews and equipment that have to move to remote sites. They have to do their stuff by barge too. Their heavy equipment, all that stuff. And sometimes they'll have to set up.

01:18:37.000 --> 01:18:38.000
Um…

01:18:38.000 --> 01:18:50.000
concrete mixing plant there on site or whatever, and take it down site work foundations are engineered for the permafrost we all know too that how that works right did you know the thawing of the

01:18:50.000 --> 01:18:55.000
and you have the adjustable piers and footings and stuff like that for, um,

01:18:55.000 --> 01:19:03.000
your homes and that kind of thing that's a that's a battle in itself. That's totally different that we don't deal with here in the lower 48.

01:19:03.000 --> 01:19:13.000
and Hawaii, or for that matter. And then basically the remote hard costs can far exceed our like our urban norms for sure because.

01:19:13.000 --> 01:19:17.000
I might have 20 contractors available to me here, and

01:19:17.000 --> 01:19:26.000
local community where you're going to have maybe three in your area you know and so they're all.

01:19:26.000 --> 01:19:29.000
be just fighting for like, hey, the best price, and…

01:19:29.000 --> 01:19:39.000
We're limited on our resources, so that is a huge area for increasing those hard costs in Alaska for sure. And Alaska is like.

01:19:39.000 --> 01:19:53.000
I mean, it's huge. Like really, you put Texas in the middle of, you know, they say everything is bigger in Texas, you actually put like three Texas in Alaska or whatever, so people don't really notice that. So, but that's a huge that huge thing too.

01:19:53.000 --> 01:19:56.000
All right, next slide.

01:19:56.000 --> 01:19:59.000
Soft costs. We know

01:19:59.000 --> 01:20:05.000
that, you know, we have legal fees, permitting, travel, design and engineering.

01:20:05.000 --> 01:20:14.000
I know there are a lot of great firms in Alaska, but I'm sure that everybody's competing for, you know, non-tribal and tribal.

01:20:14.000 --> 01:20:15.000
Bible are…

01:20:15.000 --> 01:20:26.000
All utilizing the same service, right? So, those costs might be inflated a little bit, too, just because they don't have enough capacity to carry out the work for, um, all the demand that is out there right now.

01:20:26.000 --> 01:20:30.000
But those are also costs that, um…

01:20:30.000 --> 01:20:45.000
You can look into finding a technical assistance provider and stuff like that to help you out with that. You know, utilizing AIC to get those free resources to do… have somebody come on site to your housing authority to provide technical assistance or training.

01:20:45.000 --> 01:20:53.000
whatever area that is for design, engineering, stuff like that, because they can provide some of that for you as well.

01:20:53.000 --> 01:20:57.000
Alright, next slide.

01:20:57.000 --> 01:21:02.000
Contingency and escalation, everybody know what contingency is for?

01:21:02.000 --> 01:21:03.000
Thumbs up or thumbs down.

01:21:03.000 --> 01:21:07.000
It's for bad things that happen.

01:21:07.000 --> 01:21:08.000
Right. Correct.

01:21:08.000 --> 01:21:22.000
Like, hey, we have to have a contingency plan. Like, I don't know if anybody watched that movie Armageddon, right? Like with Bruce Willis, there was a number of years ago I'm dating myself now, but it was like 90 came out in the late 90s.

01:21:22.000 --> 01:21:27.000
Say, we just did these guys are the ones that we're going to drill our

01:21:27.000 --> 01:21:30.000
in this rock that dense asteroids come through and they didn't

01:21:30.000 --> 01:21:39.000
I have a contingency plan. Nope, that was it. You know, so contingencies, reserves back up for the unexpected. Thank you, Tracy, for that.

01:21:39.000 --> 01:21:50.000
So, and then also escalation, account for prices rising before you build that happens, like inflation, shortage of materials and stuff like that. So prior to.

01:21:50.000 --> 01:21:53.000
COVID in the pandemic.

01:21:53.000 --> 01:22:00.000
A sheet good of a 4x8 sheet of OSB in the lower 48 was $6 a sheet.

01:22:00.000 --> 01:22:02.000
After…

01:22:02.000 --> 01:22:14.000
COVID started and there was a shortage of supply materials, that same sheet of a 4x8 sheet of plywood was now we were selling them here at a local Home Depot for like $40 a sheet.

01:22:14.000 --> 01:22:22.000
So, you never know what the world market and things might happen out there that can change those escalation and cost.

01:22:22.000 --> 01:22:38.000
and why they're higher here? Do you know you got weather and supply chains and volatility, which makes it super difficult for you guys. And I commend you guys and for all the hard work that you're doing to help provide affordable housing in those communities because after being there, like I said, it's.

01:22:38.000 --> 01:22:44.000
amazing, and all the stuff that you have to work through to get the projects done that you guys are all working on, so…

01:22:44.000 --> 01:22:51.000
And also funder expectation. Underwriters look for etiquette reserves. Make sure that you have enough money to make sure that you can.

01:22:51.000 --> 01:22:57.000
cover any other costs or things that are unforeseen as you go throughout your process.

01:22:57.000 --> 01:23:01.000
Next slide.

01:23:01.000 --> 01:23:10.000
Operating pro forma basics. I'm going to kick this over to Tracy.

01:23:10.000 --> 01:23:12.000
We see, okay.

01:23:12.000 --> 01:23:13.000
Oh, there he is.

01:23:13.000 --> 01:23:18.000
Oh, there you go.

01:23:18.000 --> 01:23:21.000
Oh, you're on mute.

01:23:21.000 --> 01:23:23.000
Thank you.

01:23:23.000 --> 01:23:25.000
Yep, no problem.

01:23:25.000 --> 01:23:28.000
So… I don't know…

01:23:28.000 --> 01:23:39.000
We don't have a sample here, but again, income, so pro forma is basically

01:23:39.000 --> 01:23:42.000
We have to cover…

01:23:42.000 --> 01:23:44.000
all of the…

01:23:44.000 --> 01:23:48.000
that. And expenses.

01:23:48.000 --> 01:23:51.000
Um…

01:23:51.000 --> 01:23:57.000
Yeah, income, so we get rents and then operating expenses.

01:23:57.000 --> 01:24:06.000
And then NOI and sustainability. And I think it comes on the next slide.

01:24:06.000 --> 01:24:07.000
Yep, go for it.

01:24:07.000 --> 01:24:11.000
The debt cover. Yeah.

01:24:11.000 --> 01:24:19.000
Operating reserve, um…

01:24:19.000 --> 01:24:22.000
Okay.

01:24:22.000 --> 01:24:25.000
So yeah, within…

01:24:25.000 --> 01:24:32.000
the budget. We have to certainly plan on.

01:24:32.000 --> 01:24:35.000
you know, a 15-year…

01:24:35.000 --> 01:24:46.000
operating budget?

01:24:46.000 --> 01:24:47.000
Right.

01:24:47.000 --> 01:24:55.000
And that's specifically common with a lot of LIHTC deals too. I see that because a lot of people need to make sure that the project is feasible, that the project can sustain and service the debt, and make sure that they have enough revenues generating from rents received.

01:24:55.000 --> 01:25:02.000
Um, to cover any capital expenses, as it's something as they move forward, and also have enough for replacement reserves.

01:25:02.000 --> 01:25:15.000
And those type of things. So it's like planning early and getting it moving and get ahead of it. That's why a lot of these a lot of these things are more prominent like with LIHTC deals in tribal communities are so much harder to service the debt.

01:25:15.000 --> 01:25:37.000
compared to non-tribal communities because like a developer can like, hey, we got a loan, we can get this and we'll cover the debt and make sure that we have they have different rules that are not in tribal communities like they can, you know.

01:25:37.000 --> 01:25:38.000
Mm-hmm. Okay.

01:25:38.000 --> 01:25:41.000
So, you know, depending on if it's light tech deal and you have mixed income for that project, you can have some fair market rents, you can have 30, 50, 60% AMI rents for each that. So as you go through that, that's.

01:25:41.000 --> 01:25:54.000
One of the things that is good to have reserves and replacement planning on this. So when they underwrite the deal, they want to make sure that they have resources available to help service the shortfalls and down times and, you know.

01:25:54.000 --> 01:26:00.000
when you might not be 100% leased up.

01:26:00.000 --> 01:26:01.000
All right.

01:26:01.000 --> 01:26:03.000
Yeah, very true.

01:26:03.000 --> 01:26:09.000
And it's kind of a good segue right here into underwriting and financial feasibility. So, okay, um, so the next slide.

01:26:09.000 --> 01:26:16.000
what underwriters look for coverage. Can income safely cover that debt and is kind of like insane, alluding off in the last slide.

01:26:16.000 --> 01:26:19.000
I'm gonna make sure that if I have 10 units,

01:26:19.000 --> 01:26:30.000
And I want to make sure that they're all leased up, that I have enough money and income to cover our expenses for that, for our project overall. As being a manager for a.

01:26:30.000 --> 01:26:43.000
entity or whatever, you want to make sure those costs are covered. And these are things that you'll go through in the development tool, which we'll share with you at the end of here today, and that'll be like a kind of homework assignment kind of segue for everybody.

01:26:43.000 --> 01:26:59.000
Um, and we want to make sure that the loan to value is reasonable against the project value of the cost. So when I have a $10 million project, I want to make sure that my loan to value is set at the industry norm for that whole deal for the project to be.

01:26:59.000 --> 01:27:10.000
feasible and that you have, we have also reserves and cushions that are adequate for like a remote asset basically being, you know, out, you know, in small or.

01:27:10.000 --> 01:27:13.000
hard to get to areas and stuff like that as well.

01:27:13.000 --> 01:27:29.000
Um, the sponsor strength too. Um, does team have capacity to deliver it? Sometimes that's where you bring in a third party consultant or whatever, or TA provider, if it enter if it's a Trevoy or whoever it may be.

01:27:29.000 --> 01:27:44.000
Um, to help out fill those gaps to do asset management reporting, all these different types of things. You want to be sure you have to have the capacity to deliver, because you have to have expectations to finish the project, make sure it's closed, those types of things before, um, you can get, you know, other

01:27:44.000 --> 01:27:52.000
final payments from your equity investor something like a like a developer fee or whatever that may be.

01:27:52.000 --> 01:27:56.000
Next slide.

01:27:56.000 --> 01:28:09.000
Debt service coverage ratio, essentially kind of like just what I was talking about earlier, the net operating income divided by our annual debt service. Like, if I have $500,000 in debt, I know I need to have at least that.

01:28:09.000 --> 01:28:18.000
and operating income to make sure that my project is feasible, and that I can still continue operating a project without any issues.

01:28:18.000 --> 01:28:25.000
And basically the basically ratio of one means that income exceeds the payments. So like we

01:28:25.000 --> 01:28:41.000
We have enough operating income to pay our debt service to the project if it's a loan or if it's anything else on project that we have to cover. That way it means that it's sustainable, it's feasible for us for the project to move forward. And a lot of.

01:28:41.000 --> 01:28:51.000
Banks are going to look at that and stuff like that as prior before they approve a loan or anything like that. They just make sure how feasible is your project going to be long term.

01:28:51.000 --> 01:28:53.000
Okay.

01:28:53.000 --> 01:28:55.000
All right, next slide.

01:28:55.000 --> 01:28:58.000
And then sizing the mortgage.

01:28:58.000 --> 01:29:03.000
Start with the net operating income. Begin for sustainable net operating income basically.

01:29:03.000 --> 01:29:08.000
Um, you know, apply the coverage, divide available income by the target ratio.

01:29:08.000 --> 01:29:21.000
And then trying to solve them for the debt that yields the supportable annual payment. So we want to make sure that we have enough operating income that's going to cover our annual payments that covers our debt as we move forward.

01:29:21.000 --> 01:29:30.000
Um, and then the gap, everything else must come from the grants and equity, right, that we're going to receive, that we have within that project and that capital stack.

01:29:30.000 --> 01:29:31.000
Or deferred development.

01:29:31.000 --> 01:29:35.000
Um, I think, yeah, yeah, yeah, or divert, divert developers. Yep, go ahead, JC. I was just going to say, go ahead.

01:29:35.000 --> 01:29:39.000
Which is awful, but…

01:29:39.000 --> 01:29:40.000
Yep.

01:29:40.000 --> 01:29:43.000
At the same time, that's the gap filler at the end.

01:29:43.000 --> 01:29:44.000
Correct. Right.

01:29:44.000 --> 01:29:47.000
Next slide.

01:29:47.000 --> 01:30:01.000
And here we're talking about it here is, again, the gap filler, gap financing. What is it? Is it shortfall after debt and the base equity, right? So we have, um, so much in debt, and we only have so much in equity, so there's a gap finance, we have to fill that gap.

01:30:01.000 --> 01:30:11.000
Um, why is it large? There's a lot of high costs, um, that widen the gap in Alaska, right? We know that. Um, and I understand that from just.

01:30:11.000 --> 01:30:21.000
It's like, I'm so glad I was able to be there like twice in the last couple months to understand that and how that, how different that is and how real it is and how like the

01:30:21.000 --> 01:30:30.000
type of logistical nightmares that you guys all face in your tribal communities, bring stuff in by barge, and when you have to order stuff, and those types of things.

01:30:30.000 --> 01:30:33.000
And in some ways and how to close it.

01:30:33.000 --> 01:30:43.000
We can have NAHASDA, you can write it in your IHP and or do an AHP application from a Federal Home Loan Bank.

01:30:43.000 --> 01:30:50.000
CDBG and or philanthropy money that's there too to help fill that gap financing.

01:30:50.000 --> 01:30:58.000
And basically, just basically your… the skill in the whole thing is matching those gaps sources to the eligible costs that can figure it out.

01:30:58.000 --> 01:31:12.000
didn't cover my soft costs and the construction costs and get things going through till I get equity payments and stuff for my investor to make payments for the deal as we move through the construction process as well.

01:31:12.000 --> 01:31:16.000
All right, next slide.

01:31:16.000 --> 01:31:21.000
Feasibility and red flags, then coverage that servers.

01:31:21.000 --> 01:31:23.000
And, uh…

01:31:23.000 --> 01:31:33.000
ratio basically is barely clears 1 1%. It's a fragile stack, a deal that fails if one source slips basically kind of

01:31:33.000 --> 01:31:36.000
Like, make sure that you

01:31:36.000 --> 01:31:46.000
have enough net operating income to cover those your debt service as well as you go through the whole stack.

01:31:46.000 --> 01:31:47.000
And…

01:31:47.000 --> 01:31:57.000
Understated costs, like budgets that ignore remote premiums, specifically in Alaska, you're going to deal with a lot of different things that may be inflated factors that you're going to deal with on costs.

01:31:57.000 --> 01:32:06.000
Barge costs, shipping, all those different things that are happening, lack of logistical providers that are delivering materials to sites and those types of things.

01:32:06.000 --> 01:32:16.000
And there's also like on top of that, there are no reserves like cushions are too small for a remote asset and those types of things. Those are kind of

01:32:16.000 --> 01:32:23.000
um, like, red flags for that feasibility issue, too, that, um, some underwriters and stuff like that might have.

01:32:23.000 --> 01:32:30.000
for concern on providing, you know, financing or something to a deal that may be happening there.

01:32:30.000 --> 01:32:31.000
Anything else I'm wanting

01:32:31.000 --> 01:32:33.000
include on that, Tracy, or kind of…

01:32:33.000 --> 01:32:38.000
Yeah, I think another red flag is just for me,

01:32:38.000 --> 01:32:41.000
capacity of the…

01:32:41.000 --> 01:32:46.000
The staff.

01:32:46.000 --> 01:32:49.000
Right. Okay.

01:32:49.000 --> 01:32:53.000
Alrighty, next slide.

01:32:53.000 --> 01:32:58.000
Risk analysis and sensitivity. So again,

01:32:58.000 --> 01:33:03.000
You know, love in Alaska, but here he goes, fuel and utilities has high

01:33:03.000 --> 01:33:19.000
energy costs against net operating income, vacancy. The model is a softer cost occupancy. It's in small markets cost overruns that happens. Availability of contracts or construction processes and surprises that might happen.

01:33:19.000 --> 01:33:32.000
Our products and materials weren't delivered that happens. Mitigation reserves and flexible sources to absorb those shocks and stuff like that. Want to make sure that we have enough of that.

01:33:32.000 --> 01:33:33.000
Um, yeah.

01:33:33.000 --> 01:33:40.000
to move forward, so we don't have to cover those costs and sometimes those delays.

01:33:40.000 --> 01:33:43.000
Oh, and I see we got a message in the chat there.

01:33:43.000 --> 01:33:49.000
A lot of the villages bring in construction workers, and you have, yeah, right.

01:33:49.000 --> 01:33:52.000
100%, that's… that's a huge issue too.

01:33:52.000 --> 01:33:57.000
Okay, next slide.

01:33:57.000 --> 01:34:05.000
From feasibility to closing, um, commitments, essentially are converting interest into binding letters of agreement.

01:34:05.000 --> 01:34:06.000
or…

01:34:06.000 --> 01:34:19.000
Saying that our project is now feasible, we have the funding gaps and we have those gaps closed to make the whole project feasible. And then we also have within our due diligence, our funders are going to verify those costs.

01:34:19.000 --> 01:34:23.000
at site, and for the overall team that we're working on.

01:34:23.000 --> 01:34:33.000
Um, we have an aligned timing. Sequence is closing. Um, so nothing lapses, essentially. So we can keep moving on, especially in Alaska when you have.

01:34:33.000 --> 01:34:48.000
specific build times and deliverables that you have, and it has to be all on point, it has to be aligned perfectly to make sure that those deliverables are met. So timing can go and construction and something is coordinated at the same time.

01:34:48.000 --> 01:35:00.000
And then at the closing, all sources, fund and construction begins, and then we can get everything going there. How are the costs factored in? Are they part of the project costs?

01:35:00.000 --> 01:35:04.000
Oh, see, hold on a second, let's pull that up.

01:35:04.000 --> 01:35:05.000
Oh, no.

01:35:05.000 --> 01:35:06.000
Well, I'm sorry, Jeff, I was just trying to shoot a question over to Alice.

01:35:06.000 --> 01:35:07.000
about…

01:35:07.000 --> 01:35:09.000
Oh, okay, no problem. Oh, that's fine.

01:35:09.000 --> 01:35:11.000
Okay.

01:35:11.000 --> 01:35:15.000
All right, next slide.

01:35:15.000 --> 01:35:18.000
So, Alaska case studies.

01:35:18.000 --> 01:35:30.000
talk about these here. So cook inlet for those of you that are on for Cook Inlet, Coronada Park, Eagle River within the Anchorage Municipality.

01:35:30.000 --> 01:35:37.000
It was a mixed income, multi-generational neighborhood with a mix of senior apartments and family rental and home ownership.

01:35:37.000 --> 01:35:49.000
Um, which is awesome. Um, they have, um, got recognition from winning a 2021 Edison Tax Credit Excellence Award.

01:35:49.000 --> 01:35:51.000
Which is very cool.

01:35:51.000 --> 01:35:56.000
Um, next slide.

01:35:56.000 --> 01:35:59.000
So the capital stack on Coronado Park.

01:35:59.000 --> 01:36:08.000
Um, how they braided their resources to make the deal pencil out. So they received 9% equity over overall developments, which is going to cover 80% of the cost.

01:36:08.000 --> 01:36:23.000
And then received a $650,000 affordable HP grant. And then they have AHP assisted units in phase two of 31 of the units as well.

01:36:23.000 --> 01:36:26.000
Okay, next slide.

01:36:26.000 --> 01:36:30.000
So in the lessons learned here in Coronado Park.

01:36:30.000 --> 01:36:31.000
Um, .

01:36:31.000 --> 01:36:38.000
We have, you know, how the phasing worked out, building in phases, manage risk and the capital.

01:36:38.000 --> 01:36:41.000
Because it was staged out where everything was set up and aligned perfectly.

01:36:41.000 --> 01:36:46.000
for everything, the blended incomes brought in the funding toolkit as well.

01:36:46.000 --> 01:36:49.000
And then the bank partners.

01:36:49.000 --> 01:36:52.000
I was able to unlock the HP Grant for them.

01:36:52.000 --> 01:37:01.000
And then also on top of that, they provided on-site engagement supports, long-term success for the whole project overall.

01:37:01.000 --> 01:37:05.000
And next slide.

01:37:05.000 --> 01:37:13.000
Tlingit Haida Housing Authority, or this was that this was Juneau based serving southeast Alaska.

01:37:13.000 --> 01:37:14.000
Um,

01:37:14.000 --> 01:37:23.000
It manages 540 plus units across 70 communities and the tribe serves, acts as THE for 12 southeastern tribes.

01:37:23.000 --> 01:37:27.000
The focus on it is both rental housing and home ownership.

01:37:27.000 --> 01:37:32.000
Okay, next slide.

01:37:32.000 --> 01:37:40.000
And the homeownership financing on this particular project, success starts with basically me, right? A program helping citizens become homeowners.

01:37:40.000 --> 01:37:51.000
$2 billion that they provided in grant funding to support down payments and qualifying. Um, so like I said, like, you can do that in, um, your IHPs and stuff like that, and provide that to homeowners.

01:37:51.000 --> 01:37:59.000
And then HUD 184 loan guarantee makes lending possible on address lands or in the corporation areas in Alaska.

01:37:59.000 --> 01:38:02.000
And see, oh.

01:38:02.000 --> 01:38:09.000
Oh yeah, okay, and, uh, Surabhi just dropped us in the chat, too, for everybody, the RD office, and last may be able to help our number units, as well.

01:38:09.000 --> 01:38:10.000
For preservation.

01:38:10.000 --> 01:38:11.000
Thank you for the opportunity to share.

01:38:11.000 --> 01:38:19.000
The Rural Loan Program, local.

01:38:19.000 --> 01:38:24.000
That's all right.

01:38:24.000 --> 01:38:31.000
Alright. So in the real loan program, local finance remote southeast homes, too, as well. So that's.

01:38:31.000 --> 01:38:40.000
option for them for that whole Tlingit Haida homeownership financing aspect there as well. Next slide.

01:38:40.000 --> 01:38:44.000
Um, so in the lesson learned here.

01:38:44.000 --> 01:38:57.000
And I truly believe this. I think that homeownership in our tribal communities actually makes our communities better and more thriving because everybody takes pride in the home ownership of their unit.

01:38:57.000 --> 01:39:11.000
And when we have people that are, you know, taking pride in their home ownership of their homes, that helps generational wealth for them and provides sustainability for future generations and stuff like that.

01:39:11.000 --> 01:39:14.000
It's overall just, you know, lessons learned for being…

01:39:14.000 --> 01:39:16.000
Um, .

01:39:16.000 --> 01:39:18.000
for, you know,

01:39:18.000 --> 01:39:21.000
Just, I'm gonna go back just a second is that…

01:39:21.000 --> 01:39:24.000
Ever since I've been in tribal housing.

01:39:24.000 --> 01:39:30.000
working with the tribal communities they've had worked in, then nobody's ever really pushed home ownership and tried to promote that.

01:39:30.000 --> 01:39:35.000
always been commonplace, so there has to be a paradigm shift in saying, hey,

01:39:35.000 --> 01:39:42.000
We can give you a roadmap to help you become a homeowner and provide that to you and your families. You don't have to always have a rental.

01:39:42.000 --> 01:39:50.000
it or whatever, be a homeowner um and create that long-term sustainability for your family and your future generations.

01:39:50.000 --> 01:39:51.000
So, um…

01:39:51.000 --> 01:39:56.000
And also, they also provided counseling and down payment.

01:39:56.000 --> 01:40:00.000
Aid white… to widen access for the whole program.

01:40:00.000 --> 01:40:08.000
And then guarantees matter. Section 184 is essential on tribal trust land or and on fee land. So it works both sides.

01:40:08.000 --> 01:40:14.000
In a regional scale, one authority can serve many small communities as well.

01:40:14.000 --> 01:40:19.000
Um, in, in a lot of areas, like especially specifically in Alaska.

01:40:19.000 --> 01:40:22.000
And next slide.

01:40:22.000 --> 01:40:25.000
Bering Straits Housing Authority.

01:40:25.000 --> 01:40:29.000
Headquartered in Nome on the Bering Coast over

01:40:29.000 --> 01:40:35.000
17 villages roughly across 23,000 square miles, which is huge.

01:40:35.000 --> 01:40:39.000
And over 400 units that were built and maintained.

01:40:39.000 --> 01:40:47.000
home going to cost around a million dollars there just because of the location and stuff on that case in point,

01:40:47.000 --> 01:40:54.000
I'm a member of this cognitive blog community in Northern Wisconsin, and our tribal community is only

01:40:54.000 --> 01:41:05.000
Um, like, 3 square miles total. That's how big ours is. We're your smallest tribe in Wisconsin, so having 23,000 square miles in that area, that is.

01:41:05.000 --> 01:41:14.000
Very good. And very cool. Makes me jealous. So next slide please.

01:41:14.000 --> 01:41:24.000
And so, and, like, in the Bering Straits, financing remote construction, like, this is the biggest thing right here, like, you guys have barge windows, and I don't know all of this 100% yet,

01:41:24.000 --> 01:41:36.000
I know you guys are… you guys all probably know it all too well. Like there's a sea lift cutoffs and you have to have barge windows that you can align with everything. And when you know and you have to have.

01:41:36.000 --> 01:41:42.000
Um, orders in and stuff to get stuff in before wintertime, or once and stuff like that happen. Um…

01:41:42.000 --> 01:41:46.000
That's a huge thing on, um…

01:41:46.000 --> 01:41:49.000
The construction aspect of it.

01:41:49.000 --> 01:41:59.000
And then on top of braiding your grant stuff together with NAHASDA with federal and state funds, those are different things that happen at different, you know, different times.

01:41:59.000 --> 01:42:10.000
the ISP, that's due. I think that the ISPs were due for all the tribes were due like July 17th, like, just last week um and then you might have another state agency that's there.

01:42:10.000 --> 01:42:15.000
programs and their grants are opening, but they're not due until you know

01:42:15.000 --> 01:42:22.000
like November or whatever. So figuring all those things out, that's a huge thing to juggle as well.

01:42:22.000 --> 01:42:34.000
On top of weatherization, modernization, and rehab extended scarce units, like 100% because there's a huge thing out there to make sure that.

01:42:34.000 --> 01:42:40.000
proper weatherization in current modes of construction are provided.

01:42:40.000 --> 01:42:45.000
to make sure that our units last as long as they possibly can.

01:42:45.000 --> 01:42:49.000
Huge thing, another thumbs up or thumbs down for everybody if they can.

01:42:49.000 --> 01:42:57.000
How hard is it for you guys to figure out on local workforce and hiring local hiring people to build capacity alongside your housing?

01:42:57.000 --> 01:43:01.000
hard to get it or are you looking for housing?

01:43:01.000 --> 01:43:08.000
and help support those people that are over income that typically are in the housing units cannot house.

01:43:08.000 --> 01:43:22.000
Because that's a big thing I know here in the Midwest, they want to try to provide and promote more workforce housing and that availability of that as well, because in a remote areas.

01:43:22.000 --> 01:43:24.000
Oh, okay. Thank you.

01:43:24.000 --> 01:43:26.000
Thank you for that, Alice. Thank you for that.

01:43:26.000 --> 01:43:31.000
Update on that.

01:43:31.000 --> 01:43:35.000
Coronado Park. Okay.

01:43:35.000 --> 01:43:40.000
All right, uh, next slide, please.

01:43:40.000 --> 01:43:47.000
And then some of the cross case takeaways on this, so, like, there's no one single source.

01:43:47.000 --> 01:43:57.000
Um, every case can braid several different funding streams 100%. Sometimes you might be, if you're a small enough community, you can just do, you can have one source. It could just be my HPG.

01:43:57.000 --> 01:44:05.000
Or I could just use an AHP grant to do something or update stuff in my community.

01:44:05.000 --> 01:44:06.000
Um… .

01:44:06.000 --> 01:44:17.000
The guarantees unlock lending in 184, Title VI Bridge Trust Land Gaps in some areas because they can be used on both on and off tribal or fee or trust land.

01:44:17.000 --> 01:44:18.000
Um, .

01:44:18.000 --> 01:44:23.000
Local capacity actually helps out a lot because strong authorities deliver complex deals.

01:44:23.000 --> 01:44:25.000
Um, .

01:44:25.000 --> 01:44:40.000
Case in point, like, if you have say like the I'm saying to say the power of aha and they're pulled that they may have politically or help can help convince a funder to help out with a different deal that they would never.

01:44:40.000 --> 01:44:46.000
normally work on and those types of things. So that's kind of a good thing to have.

01:44:46.000 --> 01:44:57.000
capacity and being in partnership with your local housing authorities and housing associations in those particular situations when something might need to be helped out with.

01:44:57.000 --> 01:45:04.000
And then also planning your own logistics. And Alaska's geography shapes every budget.

01:45:04.000 --> 01:45:09.000
I'd been there it's like unbelievable um and

01:45:09.000 --> 01:45:14.000
It's, you know, that's going to take a lot of stuff out of, you know,

01:45:14.000 --> 01:45:28.000
regular norms for the lower 48 as far as deliverables of materials, content, everything else for anybody that needs help with. If it's a TA provider, if it's you got to get a.

01:45:28.000 --> 01:45:33.000
cost survey or cost benefit analysis on a lot of different things for any type of your deals.

01:45:33.000 --> 01:45:36.000
But there's a lot of, um…

01:45:36.000 --> 01:45:43.000
providers observe like say Enterprise, and a lot of people that we've partnered with in the past that can help out with those things as well.

01:45:43.000 --> 01:45:50.000
Okay, next slide.

01:45:50.000 --> 01:45:53.000
All right, we're coming up to our end here. Then we're gonna…

01:45:53.000 --> 01:45:54.000
Um, Jason, do you want to kind of walk through this a little bit here with them? Or, I mean, we can both do it. We can both tag team it if you want. That's fine.

01:45:54.000 --> 01:46:01.000
Yet Donald was asking about that, so I was trying to figure out how to respond just to him, but I couldn't. So, yeah, there's a database, the RD office.

01:46:01.000 --> 01:46:05.000
Um, so I think…

01:46:05.000 --> 01:46:07.000
that, um…

01:46:07.000 --> 01:46:16.000
Adrienne's gonna share again what you shared earlier, but it's kind of buried maybe in the chat.

01:46:16.000 --> 01:46:17.000
Yep, she just dropped it in the chat.

01:46:17.000 --> 01:46:22.000
Yep. So, I believe… let's just work on…

01:46:22.000 --> 01:46:29.000
Each group work on this exercise, and then we'll pick that up at the next.

01:46:29.000 --> 01:46:31.000
before the next well.

01:46:31.000 --> 01:46:33.000
Before the next one, yeah.

01:46:33.000 --> 01:46:44.000
get out an email to, or everybody, and maybe we can set up a separate time, maybe, like, the middle of next month, everybody, because our next module deliverable is going to be September 28th.

01:46:44.000 --> 01:46:52.000
Um, but we want to give you a scenario here. And then Adrienne so graciously drop that in the chat for us. Our native toolkit.

01:46:52.000 --> 01:47:02.000
So your scenario and your little homework assignment for everybody is you have a project, a 12 unit elder housing building in a hub community.

01:47:02.000 --> 01:47:18.000
And you have your total cost on here, assume a remote inflated development budget. So, like, you know, you have barge costs, deliverables, and stuff like that that are hard to get, inflated cost for contractors because limited contractors, so you can have inflated costs.

01:47:18.000 --> 01:47:25.000
Um, the community is kind of off-the-road system, kind of like in this picture here a little bit, you can see it. Um, like, there's not a lot out there.

01:47:25.000 --> 01:47:29.000
Um, and everything's only it's servedly by barge.

01:47:29.000 --> 01:47:35.000
Um, so your role is your development finance team. Uh, next slide.

01:47:35.000 --> 01:47:41.000
And then your task is basically to assemble all your sources that you can, like, the ones that we talked about.

01:47:41.000 --> 01:47:53.000
Um, and then size out the debt. Say we have with the size of the housing that we wanted to do and figured out how to supportable financing is.

01:47:53.000 --> 01:47:57.000
Find the gap that you have in your… in that area,

01:47:57.000 --> 01:48:14.000
calculate what soft money must cover, right? So in the tool that we have provided to you in the chat, if you click on that and bookmark it and you have it, you'll have a guide that'll pull up for you as a pro forma so you can go through and enter some funding scenarios and gaps and stuff inside.

01:48:14.000 --> 01:48:16.000
of the toolkit.

01:48:16.000 --> 01:48:19.000
And you can find out like, hey,

01:48:19.000 --> 01:48:23.000
We say it's 12 houses that we wanted to do in this homework scenario, but hey.

01:48:23.000 --> 01:48:30.000
area and our location, we can only do 10, you know what I mean? So you can figure out how much, um…

01:48:30.000 --> 01:48:34.000
you build out their funding gap with that if it's AHP.

01:48:34.000 --> 01:48:40.000
Um, any philanthropy money and stuff like that as you move forward throughout this task.

01:48:40.000 --> 01:48:44.000
Next slide.

01:48:44.000 --> 01:48:57.000
Um, so the sources and uses, like, and you'll see it in the development guide, in the development toolkit, um, it provided by, um, Enterprise, and it's free to use for anything, Enterprise, any development you guys want to do.

01:48:57.000 --> 01:49:03.000
Um, so you have uses, acquisition site, land site prep, hard costs.

01:49:03.000 --> 01:49:14.000
Um, soft costs, design, legal, travel, and fees, so you're gonna add all these up, say, hey, we're gonna have design, legal, we have surveys, all those types of things that need to be done.

01:49:14.000 --> 01:49:27.000
reserves operating and replacement costs, like we talked about earlier. We want to make sure that we have enough operating reserves and stuff to replace capital expenditures that we need to as we move throughout the process. And then also in the sources.

01:49:27.000 --> 01:49:37.000
We have our debt, our size from our supportable net operating income, and then our LIHTC equity. If it's LIHTC equity project, right?

01:49:37.000 --> 01:49:54.000
syndicated credits and there are grants if we're going to use those if it's NAHASDA, HP, CDBG, and I should have actually put another one on there if there's any philanthropy money that's available or donors, you know, there's a lot of other communities in specific areas of the country that would provide, you know, hey, a $10,000 grant for

01:49:54.000 --> 01:49:59.000
helping you out with soft costs or designs and stuff like that.

01:49:59.000 --> 01:50:05.000
And what you have is, at the end, your gap is what still must be found, right?

01:50:05.000 --> 01:50:06.000
Okay.

01:50:06.000 --> 01:50:07.000
So just remember all…

01:50:07.000 --> 01:50:11.000
It has to equal zero.

01:50:11.000 --> 01:50:31.000
Correct.

01:50:31.000 --> 01:50:32.000
Yeah.

01:50:32.000 --> 01:50:33.000
Um, I just want to add, since many of the groups are non-housing, I think we have a couple housing program staff on the training. If people want to share it with their housing folk, they can then reach out to us.

01:50:33.000 --> 01:50:45.000
And we can work with them on the exercise if they want to do it. If they don't, that's fine. This is not mandatory. It's an optional thing. Um, especially if you have an existing project, it's something you can start to plug in and then

01:50:45.000 --> 01:50:55.000
The Enterprise team is available to help with technical assistance on your specific project as well.

01:50:55.000 --> 01:50:56.000
Correct. Thank you for that, Surabhi.

01:50:56.000 --> 01:51:02.000
And Tracy, if you want to add your email, too, in the chat.

01:51:02.000 --> 01:51:03.000
Yeah.

01:51:03.000 --> 01:51:11.000
Yeah, drop mine in there so anybody can get that and reach out to myself or Tracy at any time and you have questions going on anything on this.

01:51:11.000 --> 01:51:16.000
I'd love to chat with you about it and kind of go out go through what the whole scenario.

01:51:16.000 --> 01:51:18.000
Um, yeah.

01:51:18.000 --> 01:51:22.000
So next slide.

01:51:22.000 --> 01:51:26.000
So, action planning, um, near the term project, name one

01:51:26.000 --> 01:51:39.000
deal to advance this quarter like so on top of your little exercise there, like, if you guys have a project or something like they have, um, something that you want to do moving forward, figure out what your funding priorities are.

01:51:39.000 --> 01:51:52.000
And we can sequence, like, applications to submit first, like, say, I know we have an RD grant has got to go out. IHP, ICDBG, Community Development Block Grant sources, get those all out there.

01:51:52.000 --> 01:52:00.000
Partners to call and identify those banks in your area, um, that you may be working with you, um, native CDFIs for that matter.

01:52:00.000 --> 01:52:06.000
Um, and funders to engage with and also technical assistance.

01:52:06.000 --> 01:52:14.000
You can also let us know and flag out where Enterprise support is needed throughout that whole process as you actually plan out what you want to have for development as you move

01:52:14.000 --> 01:52:16.000
Move forward, um…

01:52:16.000 --> 01:52:27.000
what the exercises and stuff. And your own you know you have something on the back burner that you want to do a training or not a training but you want to do development you have something that's been on

01:52:27.000 --> 01:52:32.000
want to do let us know and we can help you get across the finish line if we need to.

01:52:32.000 --> 01:52:38.000
Next slide.

01:52:38.000 --> 01:52:39.000
All right, um…

01:52:39.000 --> 01:52:48.000
resources that are next steps. A tribe leaders handbook, home ownership guides for Tribal Leaders. We do have.

01:52:48.000 --> 01:52:57.000
I'll provide an enhancing and implementing training and stuff like that we do for tribal communities and stuff like that. We did our most recent one in Oklahoma.

01:52:57.000 --> 01:53:13.000
Enterprise TA, direct technical assistance for some of your deals that may be out there. Our funder contacts, HUD, ONAP, FHLB, USDA, reach out to us as a resource because myself, Surabhi, Tracy.

01:53:13.000 --> 01:53:22.000
Uh, our Enterprise team know a lot of resources and contacts throughout the country that can help out with something that you may be in particular, um, looking at, wanting to work on.

01:53:22.000 --> 01:53:43.000
Also, just basically being a peer network and staying connected with this cohort. And that's what the whole beauty of this Alaska Accelerated Academy is to help develop and provide affordable housing and especially in the remote region of Alaska and those types of things.

01:53:43.000 --> 01:53:44.000
Yes.

01:53:44.000 --> 01:53:45.000
Yep.

01:53:45.000 --> 01:53:49.000
Jeff, that's a great point. I think, you know, just sharing contacts and information is so important.

01:53:49.000 --> 01:53:53.000
I agree. Next slide.

01:53:53.000 --> 01:53:55.000
So

01:53:55.000 --> 01:54:04.000
Prior to, just so you know, before we wrap up, we're going to have our next module is going to be on project development and construction management on September 28th.

01:54:04.000 --> 01:54:12.000
Um, at the same time and everything else, same format, might have a couple different speakers and stuff with us at that time.

01:54:12.000 --> 01:54:22.000
Um, whether or not I want to open it up for a little Q&A. We have a couple minutes left. If anybody has any questions or anything that they… any takeaways that they had or anything that they…

01:54:22.000 --> 01:54:33.000
Um, want to see added to anything else or anything moving forward. Appreciate the time.

01:54:33.000 --> 01:54:36.000
People are very quiet.

01:54:36.000 --> 01:54:40.000
Well, obviously, I always… I wanted to embed…

01:54:40.000 --> 01:54:48.000
Like, the Jeopardy music on there, you know, when you have a question… like, so people would…

01:54:48.000 --> 01:54:52.000
Yep, that's true.

01:54:52.000 --> 01:54:59.000
Yep, 28.

01:54:59.000 --> 01:55:00.000
Yeah, we had a coalition gathering, and yeah.

01:55:00.000 --> 01:55:04.000
Oh, yes, it's changed to the 28th, yes, thank you for catching that, Katrina. Yes, it has changed to the 28th. Yeah, we had a conflict ourselves with the 22nd. We're doing a gathering, yeah, of tribal housing coalitions.

01:55:04.000 --> 01:55:05.000
In Utah.

01:55:05.000 --> 01:55:16.000
Um, as Jeff was mentioning in Utah, so that's on the 22nd and 23rd. They're statewide and some are regional tribal housing coalitions.

01:55:16.000 --> 01:55:19.000
Hopefully you see some of you guys from Alaska there.

01:55:19.000 --> 01:55:21.000
Yeah.

01:55:21.000 --> 01:55:22.000
Come on down to the warmer lower 48.

01:55:22.000 --> 01:55:36.000
Um, anybody have any… yeah, come on down to the… yes, come to the lower 48, come see us in person, we'd love to see you. Um, and all that kind of stuff. If nobody has any other questions, I just want to thank you guys all for the time.

01:55:36.000 --> 01:55:48.000
And thank you for being a partner with us and Enterprise and our team, Surabhi, Tracy, Adrienne, everybody else that's on the call. You guys are awesome and thank you so much for.

01:55:48.000 --> 01:55:53.000
your time and nobody has any other questions.

01:55:53.000 --> 01:55:54.000
Yep, go ahead, Surabhi.

01:55:54.000 --> 01:55:57.000
We just want to ask Charlene and Cynthia if they want to say anything.

01:55:57.000 --> 01:56:01.000
Sure. Yep, go ahead, Charlene and Cynthia. Thank you, Surabhi, for bringing that up.

01:56:01.000 --> 01:56:09.000
No, I think that's good. I think, yeah, just thank you guys for being here, and we appreciate Enterprise putting on this presentation and

01:56:09.000 --> 01:56:12.000
We appreciate everybody for

01:56:12.000 --> 01:56:14.000
Hangout for this, this session

01:56:14.000 --> 01:56:26.000
Thank you guys so much. Enjoy the rest of your day.

01:56:26.000 --> 01:56:27.000
The QAP.

01:56:27.000 --> 01:56:29.000
Yes. I also enjoyed it very much and I really, I went to go look for the LIHTC qualified document that Tracy mentioned

01:56:29.000 --> 01:56:31.000
Yeah, I found it. It looks great. I'll save it for some light reading, so I appreciate it

01:56:31.000 --> 01:56:32.000
It's… it's… it's…

01:56:32.000 --> 01:56:36.000
Pray.

01:56:36.000 --> 01:56:37.000
Yeah.

01:56:37.000 --> 01:56:38.000
If you want, if you want, if you need to go to sleep at night, Charlene, that's what you read.

01:56:38.000 --> 01:56:39.000
Okay.

01:56:39.000 --> 01:56:51.000
It's seriously not… yeah, it's not for daytime. It's if you want to go to sleep and read that thing. It's so boring, but informational.

01:56:51.000 --> 01:56:52.000
Yes, I agree.

01:56:52.000 --> 01:56:54.000
Important, yes.

01:56:54.000 --> 01:56:55.000
Yep, that's true.

01:56:55.000 --> 01:56:57.000
Absolutely, absolutely.

01:56:57.000 --> 01:56:58.000
All right.

01:56:58.000 --> 01:56:59.000
Thank you all.

01:56:59.000 --> 01:57:00.000
Great. Well, thank you, everyone.

01:57:00.000 --> 01:57:08.000
Thank you, Jeff.

01:57:08.000 --> 01:57:14.000
Yeah? Yes.

01:57:14.000 --> 01:57:15.000
Yeah.

01:57:15.000 --> 01:57:16.000
Thank you all so much for all the things you've done and your participation and everything. I'm looking forward to seeing you guys at the next one and also during a time in Q&A, if you need help with the exercise stuff, feel free to reach out to myself or Tracy and definitely go from there.

01:57:16.000 --> 01:57:17.000
Thank you so much.

01:57:17.000 --> 01:57:25.000
Yeah, and I see Alice asking for the slides. We'll send you a survey link, and when you do the survey, we'll send you the slides.

01:57:25.000 --> 01:57:26.000
There you go, Surabhi.

01:57:26.000 --> 01:57:27.000
Wonderful.

01:57:27.000 --> 01:57:29.000
It's quid pro quo!

01:57:29.000 --> 01:57:30.000
Yep.

01:57:30.000 --> 01:57:33.000
Yep. Thank you, Jeff.

01:57:33.000 --> 01:57:34.000
Thank you.

01:57:34.000 --> 01:57:42.000
Yeah, no problem, thank you, Tracy, thank you, Surabhi, Adrienne, Cynthia, Charlene, everything for, um… it went really well today, and I appreciate all you guys' time, and, um…

01:57:42.000 --> 01:57:43.000
assistance throughout the whole day.

01:57:43.000 --> 01:57:44.000
Okay, great.

01:57:44.000 --> 01:57:45.000
Greatly appreciated.

01:57:45.000 --> 01:57:47.000
Have a wonderful rest of your day. Thank you.

01:57:47.000 --> 01:57:48.000
Bye!

01:57:48.000 --> 01:57:49.000
Thank you guys.

01:57:49.000 --> 01:57:50.000
All right.

Back to top

Project Development and Construction Management Transcript

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Tiana Joyner: There's no questions for Amy.

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Tracy Dutson: no, so let's dive into how we get this work done. We're gonna speak about these five topics.

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Tracy Dutson: At length, mostly construction, management and development. But, it's the first box, visioning, stewardship. How do we care for

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Tracy Dutson: The land that you own.

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Tracy Dutson: is… Maybe the most important thing,

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Tracy Dutson: But then, carrying on to the next box, planning and pre-development, does your project make any sense? Is…

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Tracy Dutson: you know, is it good for the community? Is it…

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Tracy Dutson: Financially stable, and then that moves right into the third box,

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Tracy Dutson: is it viable? And who can do this work on your behalf, or on the project's behalf? And then…

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Tracy Dutson: Site selection… Again… Is it a viable piece of property?

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Tracy Dutson: And I know nothing, honestly, about how to build in Alaska.

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Tracy Dutson: I live in Arizona, so it's completely different. But… Yeah, the realities of…

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Tracy Dutson: all of this, and we're going to touch on the construction piece quite a bit. Next slide, please.

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Tracy Dutson: Next one, please. Thanks, Adrian.

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Tracy Dutson: And again, this is super important. Start with the financial feasibility, market demand, site conditions, development team, and decisions that determine whether a project is truly ready to move forward.

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Tracy Dutson: Next slide, please.

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Tracy Dutson: And this is kind of a repeat of what we just said, but yeah.

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Tracy Dutson: So many important, decisions to be made. Confirm site control.

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Tracy Dutson: Is it physically fit to house?

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Tracy Dutson: Apartments or homes?

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Tracy Dutson: And you can walk through this, develop you know…

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Tracy Dutson: preliminary design scope. And I think

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Tracy Dutson: All of these… we tried to change around this,

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Tracy Dutson: This flow a teeny bit, but… Because to me, slide this… Test financing and operating feasibility.

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Tracy Dutson: Seem to fit better up top, but these are all very crucial things that you need to understand and think about.

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Tracy Dutson: Oh.

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Tracy Dutson: Someone can't see slides.

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Tracy Dutson: Lizanne.

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Tiana Joyner: Can everyone else see the slides? That may just be.

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Tiana Joyner: Lizanne, you may be having… Okay, great. So you have to switch… toggle between the top. Okay, great.

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Tracy Dutson: Okay.

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Tiana Joyner: Hi, Ruth.

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Surabhi Dabir: Yeah, most people can see the slide, so let's keep rolling and go… Okay. Yeah.

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Tracy Dutson: Okay, yeah, test financing and operating, and I assume…

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Tracy Dutson: that in Alaska, operations are much more expensive than in the lower…

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Tracy Dutson: So, again, just really crucial items to…

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Tracy Dutson: Identify early on before you take the risk.

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Tracy Dutson: And that's the last slide. Next slide, please.

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Tracy Dutson: This one's really important. So, as the owner, developer, you have to…

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Tracy Dutson: Decide if this is worth it.

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Tracy Dutson: Where are you gonna get the funding?

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Tracy Dutson: community accountability, architects, general contractor, owner's rep, that's a big one, because I…

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Tracy Dutson: What I've seen in my past, having done this role, owner's rep.

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Tracy Dutson: Is… that's really important, because most organizations don't have that capacity to monitor the construction and the

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Tracy Dutson: The funding flow? So it's… yeah, these are all really important aspects of staying on top of…

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Tracy Dutson: the development.

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Tracy Dutson: And the last topic, local and tribal partners.

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Tracy Dutson: What's the… Yeah, what is the…

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Tracy Dutson: lease agreement, you know, all of those things, and that should actually happen even higher. Next slide, please.

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Tracy Dutson: And again, y'all know more about this than we do.

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Tracy Dutson: About how… I don't know how long the…

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Tracy Dutson: construction period is in Alaska, so those are all super important for For your groups.

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Tracy Dutson: How do you get material there? How do you get labor there? Next slide, please.

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Tracy Dutson: Again, that touches on the previous slide, just…

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Tracy Dutson: Short windows of when you could build.

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Tracy Dutson: And if it carries over to the next year, how does that work? How do you protect

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Tracy Dutson: Materials, or what have you.

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Tracy Dutson: Yeah.

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Tracy Dutson: I think next slide, please.

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Tracy Dutson: And…

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Tracy Dutson: Again, this is similar. Can equipment, materials, and crews be physically… can they reach the site? When is the site accessible?

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Tracy Dutson: I think Amy pointed out

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Tracy Dutson: Bethel, I think that's pretty remote, so that could be an example that we could discuss later on. What utilities are there?

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Tracy Dutson: And I spoke about this earlier, staged and protected materials.

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Tracy Dutson: If you have to bring labor in.

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Tracy Dutson: Any prefab materials or buildings?

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Tracy Dutson: Yeah, and that last 7 bullet point, what happens financially if the project misses the construction window? This is important. I don't think we're gonna speak too much about, the tax credit program today, but…

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Tracy Dutson: Yeah, if a project misses those deadlines, then serious repercussions happen.

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Tracy Dutson: And I'll hand it over to Tiana at this point.

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Tiana Joyner: All right, thank you, Tracy. So now we're gonna move into, Section 3, which is really about preparing for construction.

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Tiana Joyner: So up until this point, we've talked a little bit about whether the project is viable and some of the unique considerations of developing in Alaska. Now we want to shift from the planning side to more of the execution side.

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Tiana Joyner: So this is an important transition because you don't want to get to a point of starting with construction and then discovering that key decisions haven't been made, responsibilities aren't clear, or the schedule doesn't realistically, reflect the conditions in your community.

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Tiana Joyner: So in this section, we're gonna talk about

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Tiana Joyner: What's needed to be in place before construction begins, and how you set the project up for success.

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Tiana Joyner: So, and that starts with making sure the project is actually construction ready.

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Tiana Joyner: Next slide, please. Okay, great. So, preparing for construction.

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Tiana Joyner: So, preparing for construction, what does that mean? So, taking everything, from development.

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Tiana Joyner: on during the earliest stages of development phases, and translating that into an actual construction plan. So hopefully you have worked through construction plans, in the past. However, that's something that you definitely want to make sure you have ironed out.

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Tiana Joyner: And Adrienne, I think we have Tracy spotlighted.

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Tiana Joyner: That includes procurement, and contracting, and making sure that you have all those things ironed out, and everyone understands those expectations. It also includes developing a realistic schedule.

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Tiana Joyner: And again, making sure that it works for everyone and everyone understands, and there's clear communications in the plan.

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Tiana Joyner: One thing I do want to emphasize throughout this section is that the construction readiness is about

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Tiana Joyner: Much more than having financing in a contractor. Those are very important. Financing is…

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Tiana Joyner: The foundation, and having a contractor to actually do the work, but also just want to make sure that, you know, your readiness and all those pieces are, ironed out.

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Tiana Joyner: It's about having the right team, the right information, again, clear roles, realistic expectations.

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Tiana Joyner: As Traci alluded to, Alaska is different. Your building season is different, so making sure that those, expectations and planning are realistic.

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Tiana Joyner: And the process for making those decisions when something changes. How does that work? So making sure you have those things ironed out, so that you're not doing those things during the construction.

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Tiana Joyner: The strongest,

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Tiana Joyner: That you prepare on the front end, the better position you are when those changes need to be made.

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Tiana Joyner: And it looks like… next… slide.

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Tiana Joyner: All right.

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Tiana Joyner: So… This, we're going to talk a little bit about the…

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Tiana Joyner: General contractor. So, one of the most important decisions is selecting the general contractor. So, I know we talked a little bit about, you know, working through.

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Tiana Joyner: Making sure you have all those front-end items ironed out, and making sure you have communication plan, but…

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Tiana Joyner: Teri Manolo, making sure you are selecting a general contractor. On some of the projects we work on, on the USDA side, we want to make sure that we have a contractor that is familiar with USDA projects. So, with Alaska, you want to make sure that you're finding a general contractor that is familiar with the area and building.

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Tiana Joyner: Of course, you don't have to follow the procurement and billing requirements associated with your

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Tiana Joyner: what you do have to follow with your funding sources. But you want to make sure that, you know, those requirements are met. I would recommend that you evaluate, a contractor on, you know.

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Tiana Joyner: more than just the price. You want to make sure that all those things that you're looking at.

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Tiana Joyner: You know, again, experience. Making sure that they're able to produce, references, all the things.

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Tiana Joyner: All of those things matter. So look at qualifications. What experience do they have? What is the size? Are they…

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Tiana Joyner: You know, work… had they worked on, you know, projects that are similar to the project that you're working on as far as the size, the scope, and making sure that they're able to manage, remote logistics if possible, if needed.

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Tiana Joyner: You also want to make sure that you're verifying licensing, insurance, bonding.

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Tiana Joyner: and required documentation before you get too far. This may seem basic, but you'd be very surprised. You want to make sure that you're covered.

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Tiana Joyner: Ask about their workforce. What labor is available? What subcontractors will they use? You know, again, if you don't ask, you you you just don't know, and you may come across an issue later on. So just making sure that those things are ironed out.

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Tiana Joyner: And in what community? Where… where are they… where… where are you, working, and are there limitations? So just making sure, again, those things are ironed out.

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Tiana Joyner: The largest point is, the lowest initial bid is not necessarily the lowest risk.

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Tiana Joyner: I've looked at contracts, and, you know, of course, if something is, you know, money makes the world go around, if the, you know, the amount is lower, it may seem more appeasing, but that's not it. You want to look at all those things that we discussed.

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Tracy Dutson: Because, Tiana, you'll get change orders.

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Tiana Joyner: Yes.

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Tiana Joyner: Right.

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Tiana Joyner: Thank you, Tracy.

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Tiana Joyner: So let's talk about the force account, construction, using tribal workforce. So, some of you may be familiar with this, but let's go through it for those that are not. This slide, you know, specifically notes that

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Tiana Joyner: The Force Academy construction can allow a tribal organization to use its own tribal workforce, subject to ONAP approval and other requirements. So.

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Tiana Joyner: In highlights, it potentially is, you know, relevant where outside contractors and mobilizations are challenging. So, looking at

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Tiana Joyner: Teri Manolo, Looking at the requirements and making sure that, you know, you have to be prepared to demonstrate the capacity of the project, the size and scope, adequate supervision.

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Tiana Joyner: Teri Manolio, You know, making sure you're meeting all the requirements. So this is something that, again, you may be familiar with, but we wanted to make sure that we highlighted it during this presentation.

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Tiana Joyner: Next slide.

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Tiana Joyner: All right, so… Designing for long-term operation and maintenance.

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Tiana Joyner: So this slide is one I think is particularly important because development doesn't end when construction ends.

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Tiana Joyner: I'll say that again. Development does not end when construction ends. We have to think about who is going to operate and maintain this property for the next 10, 20, and 30 years. A lot of our work, or our work is centered around preservation, so making sure that the property is able to

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Tiana Joyner: Maintain after construction ends.

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Tiana Joyner: So when decision design… when making design decisions, ask yourself, can this system realistically maintain locally?

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Tiana Joyner: And I think this is extremely important for the Alaska community.

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Tiana Joyner: Are we replacing parts readily available? Does maintaining it require a specialist?

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Tiana Joyner: Flores, Who would have to travel to the community. So, some of those things you want to keep in mind. Sometimes the most important, sophisticated system is not necessarily the best system for this… for that particular community.

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Tiana Joyner: Denise RQ Gardner, ND, That is also why local partners and maintenance staff should be involved in the designing. So make sure that they're brought into the conversation. So not just when, you know, you're turning the building over to them.

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Tiana Joyner: We should also think about.

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Tiana Joyner: Teri Manolio, Being intentional about opportunities to build local workforce capacity, as I mentioned on the last slide, both during construction and ongoing operations.

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Tiana Joyner: And before closeout, make sure the owner has training, warranties, spare parts where appropriate, operations and maintenance manuals, and all the documentation that's needed to maintain the property. So, long term.

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Tiana Joyner: Management and resilience should really be a part of the feasibility planning in the beginning.

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Tiana Joyner: Next slide, please.

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Tiana Joyner: All right.

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Tiana Joyner: So, here we're going to talk a little bit about developing the construction schedule.

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Tiana Joyner: So, the deck is going to move through the construction sequence, here, and from pre-construction to permitting through foundation, enclosure, building system finishes.

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Tiana Joyner: Exterior work, inspections, punch lists, and certification of occupancy.

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Tiana Joyner: So…

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Tiana Joyner: Tanya's iPhone: Here, you know, we… we… if you've done a construction schedule, these are nothing, you know, this is nothing new out of the ordinary, but these are some of the steps that you want to look at as you are

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Tiana Joyner: developing your construction schedule. You'll have additions to add to this. This is just, you know, a blanket, really draft, but you definitely have more pieces that go into this, especially in the Alaska, area.

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Tiana Joyner: So you'll have different phases. I think, again, a big piece is looking at that building.

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Tiana Joyner: timeframe that you have in Alaska.

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Tiana Joyner: Next slide, please.

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Tiana Joyner: All right, so we talked about this, and Tracy mentioned it as well. So, the Alaska Construction Clock.

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Tiana Joyner: So one of the most important concepts here is planning backwards. So instead of simply, asking when you want construction to start, identify when the building absolutely needs to be ready, excuse me, weather-tight.

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Tiana Joyner: And work backwards from there.

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Tiana Joyner: I've used this as best practice when developing and working as a project manager. You want to design and approvals have been, making sure they've been accounted for, during the

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Tiana Joyner: procurement, lead times, and making sure that that time is added in there. Looking at long lead materials may need to be ordered before the construction window even opens.

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Tiana Joyner: And I believe it was Amy, and some other USDA folks that we met with that discussed, you know, a lot of the items have to be shipped in, you know, to Alaska, so keeping those things in mind, you know, making sure that the supplies are readily available.

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Tiana Joyner: Transportation also becomes a part of your construction schedule.

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Tiana Joyner: Again, those materials, making sure that, they can, you know, you know if they have to come through the air, or if they come through the road, you know, on the road, or, you know, if they're able to be access… accessible during those times. So, building that into your timeline.

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Tiana Joyner: Looking at the site work, the foundation, the framing, and closing all those needs into the sequence around the weather, and again, the access. Access to the site is important as well.

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Tiana Joyner: Next slide, please.

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Tiana Joyner: Kimberly A. So let's talk a little bit about the remote construction logistics and material delivery. Touched a little bit on it already, but…

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Tiana Joyner: Tanya's iPhone: Before construction begins, you want to map out those details. How your, major material and equipment and crews are physically going to be able to reach the community.

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Tiana Joyner: So, what is coming by, BART? What is coming by air? Again, as I mentioned before, you want to map those out early on. Plan, plan, plan.

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Tiana Joyner: Long lead material needs to be ordered early enough to arrive when the contractor, before the contractor actually needs them. But getting the material there is only part of the question. Where is it going to be stored?

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Tiana Joyner: I had an experience where we ordered all the paint ahead of time because it was on sale, and we ordered in bulk. By the time we needed to use the paint and where we had it stored, the paint had to be thrown out. So just keeping those things in mind.

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Tiana Joyner: Can it be protected from the weather until it needs to be installed? Your budget also needs to reflect the true logistics and costs of freight, excuse me, fuel, and all the equipment that is needed, for the crew.

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Tiana Joyner: Plan, plan, plan. Can't say it enough. And then ask the what if question. What if this happens?

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Tiana Joyner: I always look through things from a risk lens, and that's important because you want to be prepared for all things. What if the material arrives damaged? What if the weather delays the transportation? Have a plan B, C, and sometimes a D in place.

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Tiana Joyner: Having a backup plan before something happens is much easier. than trying to create one in the middle of a construction crisis. I know I've been there.

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Tiana Joyner: And it's not fun.

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Tiana Joyner: So making sure that you are planning.

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Tiana Joyner: Next.

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Tiana Joyner: Oh, I went on that slide.

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Tiana Joyner: All right.

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Tiana Joyner: Moving right along. Do we have any questions before I keep going?

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Tiana Joyner: All right.

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Tiana Joyner: All right, so, next slide, please.

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Tiana Joyner: Oh, excuse me, I'm sorry, go back up.

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Tiana Joyner: Adrian.

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Tiana Joyner: Alright, so…

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Tiana Joyner: This is something that I have not, experienced, but it's definitely something in… within Alaska, so the… the perifrost. And I don't even know if I'm pronouncing that correctly, but it's…

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Tiana Joyner: You know, you want to make sure that your foundation is designed, in an area where it's not a one-size-fits-all Alaska solution. Conditions vary, significantly by community and region. So, which is why the foundation needs to be… needs to respond to the actual site.

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Tiana Joyner: So, the fall…

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Tiana Joyner: the, excuse me, the perifrost and the thaw, unstable soil. I learned a lot of this, early on, you know, making sure that, the soil

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Tiana Joyner: Is the right soil, and it can also, contribute to how long it takes to settle.

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Tiana Joyner: What do you need to move the soil? How are you going to get the soil to the site? And I understand that it's extremely expensive to transport that soil, so just keeping all those things in mind.

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Tiana Joyner: Tanya Ehrman, And again, notice the word that I keep using, early. Making sure that you're doing these things early on. It can affect the foundation system, the project cost, the design, and the construction schedule that we discussed early on.

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Tiana Joyner: Parafos. Yeah, someone said it in the chat, thank you.

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Alice -Alaska: Permafrost. Permafrost.

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Tiana Joyner: Aw, thank you!

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Tiana Joyner: Permafrost, there you go.

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Tiana Joyner: All right.

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Tiana Joyner: Next slide, please.

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Tiana Joyner: So building for the Alaska climate. We touched on some of this, but once we move from foundation, from foundation to building itself.

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Tiana Joyner: In the Alaska climate, the building envelope needs to be performed in extreme cold, wind, and moisture, so you need to make sure that you're prepared for that. That means paying particular attention to

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Tiana Joyner: The continuous insulation, air sealing, and reducing, thermal building walls, roofs, windows, and doors, and need to work together as a system, to minimize heat loss and maintain, moisture.

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Tiana Joyner: Very important piece.

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Tiana Joyner: If you can make sure that you're on mute if you're not. I hear some background noise.

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Tiana Joyner: Kimberly Aviati, At the same time, when we create a tight, sealed building, ventilation is needed, and making sure that that is noted as well.

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Tiana Joyner: Making sure that the heating system should also reflect what can realistically be done and operated and serviced locally. So keeping all those things in mind in your planning.

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Tiana Joyner: And I would also encourage you to look beyond the initial construction price. A system that costs

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Tiana Joyner: Tanya's iPhone: a little less today, but is, more expensive to operate or difficult to repair, later on. You need to weigh those things out. So making sure that you're planning and looking at the overall big picture and not just looking at what may be cheaper today. So balancing that construction cost.

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Tiana Joyner: Which, with energy-efficient, products as well, is important.

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Tiana Joyner: Next slide, please.

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Tiana Joyner: Oh.

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Tiana Joyner: Right.

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Tracy Dutson: I think it's my turn.

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Tiana Joyner: I think so.

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Tiana Joyner: I need a sip of water, so it's all yours, Tracy.

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Tracy Dutson: Yeah, dude.

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Tiana Joyner: the.

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Tracy Dutson: All right, so this is the most, well, it's all important, but.

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Tracy Dutson: Managing schedule quality, inspections, draws, documentation, change orders, we've spoken about that a teeny bit.

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Tracy Dutson: But this is so important.

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Tracy Dutson: And to have someone on staff.

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Tracy Dutson: who can manage this is critical, or a consultant, and consultants charge a lot of money, and as I always say.

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Tracy Dutson: you know, in consulting work or TA work, it's always about putting ourselves out of business, so that…

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Tracy Dutson: Groups, local groups have the knowledge.

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Tracy Dutson: to do these things. Next slide, please.

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Tracy Dutson: So, yeah, this is very critical.

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Tracy Dutson: So, this is an easy slide. Track progress against

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Tracy Dutson: The schedule and the contractor should provide this to you as the owner.

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Tracy Dutson: Because I assume you're not the owner…

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Tracy Dutson: Builder, developer at the same time.

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Tracy Dutson: It's just almost impossible at this scale. And then, yeah, monitor quality and scope.

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Tracy Dutson: And this bullet 2 says, through the owner's rep.

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Tracy Dutson: And if that's someone who's on your staff, That's…

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Tracy Dutson: Brilliant, but likely it's not. So you're going to have to hire that owner's rep.

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Tracy Dutson: Outside, but it still would be paid.

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Tracy Dutson: through the, the budget.

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Tracy Dutson: And yeah, just coordinating local lender, investor, and federal inspections. Oftentimes.

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Tracy Dutson: the lender… won't accept the investor inspection, so it's just… it's important. We work on numerous deals, and…

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Tracy Dutson: Sometimes they'll accept it, and it's not a ton of money, but, you know, at the end, 1500 times…

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Tracy Dutson: 12 months.

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Tracy Dutson: It still adds up.

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Tracy Dutson: And then the architect on number 4, so review draw requests against completed work. That's the architect's responsibility.

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Tracy Dutson: And the owner's rep, as well as the owner, but the owner's rep's going to re…

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Tracy Dutson: Reply to the architects, response to say, yes, that's what's been completed. And then, every month.

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Tracy Dutson: So those… those meetings are generally once per month.

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Tracy Dutson: the draw meetings.

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Tracy Dutson: And again, I don't know the Alaska, climate, but…

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Tracy Dutson: Yeah, maybe it's every 2 weeks. I don't… I don't know how those draw requests come in. And then you just have to watch.

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Tracy Dutson: 6 says track risks, and… That's the change orders I was referring to earlier.

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Tracy Dutson: You just have to, like Tiana alluded to.

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Tracy Dutson: You just have to watch.

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Tracy Dutson: If it's the lowest, lowest bid.

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Tracy Dutson: Oftentimes, you get stung because they discounted, you know, a certain category. And then you're going to have to pay for it later, because they said, well, we'll just catch up later.

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Tracy Dutson: And then 7 is super important. Communicate early, as…

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Tracy Dutson: Tiana said. It's just so important. Keep that communication open. Next slide, please.

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Tracy Dutson: And here, this is pretty self-explanatory, but,

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Tracy Dutson: Yeah, we spoke about this on the previous slide. Just tie everything back to what's been inspected.

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Tracy Dutson: And the money that's going out, and…

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Tracy Dutson: I think, what is this, the fourth one down? Use retainage when appropriate.

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Tracy Dutson: And… it's always gonna… Yeah, retainage is always gonna be spent.

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Tracy Dutson: to the penny, I promise you. And contingency, same thing, basically. Or, no, I'm sorry. Retainage is what the contractor saves, usually 5%.

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Tracy Dutson: And that's insurance that they complete.

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Tracy Dutson: at the end of the project. But contingency is what I actually meant to speak about. So yeah.

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Tracy Dutson: use that carefully.

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Tracy Dutson: And that one always gets spent to the penny, and it's…

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Tracy Dutson: It usually should, unless it's coming out of your developer fee.

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Tracy Dutson: And the last bullet, understand how delays affect interest, mobilization, and total development costs.

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Tracy Dutson: Again, I don't know, can someone please just put in chat, what's the construction period in your

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Tracy Dutson: in the normal… I don't know, let's call it…

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Tracy Dutson: Anchorage or somewhere. What's… what's the build period?

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Tracy Dutson: Wow, that's short.

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Tracy Dutson: So, do these typically take… like a… let's…

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Tracy Dutson: Thank you. I don't mean to… Tiana, I don't mean to interrupt it like this, but it's… this… for this slide, it's important.

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Tiana Joyner: I mean, I think it's helpful, and, you know, we're getting to…

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Tiana Joyner: I think maybe we have maybe one or two more actual slides left, but we did, to Tracy's point, you know, we…

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Tiana Joyner: We talk through…

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Tiana Joyner: Taylor Bauer, some of the details, but we want to hear some of the challenges from the group as we, you know, talk through, some of the things that we mentioned, but, Tracy, I think what you're asking is definitely helpful, so thank you, and maybe we can talk a little bit more about it as we get to the Q&A, and through the discussion.

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Tracy Dutson: I'll carry on. Next slide, please.

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Tracy Dutson: Yeah, so here's the big one that…

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Tracy Dutson: Definitely bites the change orders, yeah, again, architect.

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Tracy Dutson: has to approve it, the owner has to approve it. The reason why…

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Tracy Dutson: And who has the authority to approve?

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Tracy Dutson: And then, always watching that budget. I'm seriously a numbers guy, and it…

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Tracy Dutson: Yeah, you just have to watch that contingency so you don't run out.

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Tracy Dutson: and then notify funders when required, depending on your funding source. If this… say you're doing a tax credit project.

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Tracy Dutson: I mean, it's often…

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Tracy Dutson: 3 or 4, maybe more funding sources, so you have to just be diligent about who has to be notified and approve those.

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Tracy Dutson: Okay, next slide, please.

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Tracy Dutson: And we've spoken about this one.

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Tracy Dutson: multiple times, and again, we'll… and Tiana, thank you for that pointer, because I think this is going to open up a really good discussion at the Q&A end of this.

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Tracy Dutson: But, yeah, weather risk.

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Tracy Dutson: Right, Riz?

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Tracy Dutson: Or freight risk, labor risk… Costs, and we've all experienced massive

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Tracy Dutson: cost escalation in the last, well, since COVID, but probably even more

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Tracy Dutson: Lately, access and seasonal risk Next slide, please.

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Tracy Dutson: Are we gonna run through this one? Do we want folks to.

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Tiana Joyner: So we…

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Tiana Joyner: So I can, take this, and we can do it together, Tracy, actually. I added this in, and I really wanted to.

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Tiana Joyner: make sure that we had some participation. I didn't want to just us speak, but then I also, if we were out of time, we were going to skip this, so, you know, we want to look…

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Tracy Dutson: Good.

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Tiana Joyner: think.

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Tracy Dutson: Go to.

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Tiana Joyner: Yes, yes. So, the scenario is the, shipment is 3 weeks late.

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Tiana Joyner: Given some of the things that we discussed, and some of your experience, and

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Tiana Joyner: you know, will, will, apply to this scenario. So, your project is in a remote Alaska community. Critical materials are delayed 3 weeks.

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Tiana Joyner: The building must be enclosed before winter conditions, intensify. So, what decisions do you make first? And…

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Tiana Joyner: Feel free, not everyone to come off chat, but I think we have a small enough group if someone wants to tackle number one.

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Tiana Joyner: And don't be shy. We're here and

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Tiana Joyner: Can we wait?

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Tiana Joyner: Can wait. Can we wait until the material arrives?

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Tiana Joyner: Great.

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Tiana Joyner: And again, if someone wants to come off a chat and make it more of a conversation, that's fine as well.

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Tracy Dutson: Yeah, yeah.

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Tiana Joyner: Can we get the material from somewhere else? Great, great points.

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Tiana Joyner: And this goes back to what I, mentioned before, making sure that you have a plan A, B, and C.

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Tiana Joyner: Can we get…

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Tracy Dutson: Yeah, expedite the shipment.

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Tiana Joyner: I hate to say this, but when we hear

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Tiana Joyner: It's often much longer. Yeah, and, and, yeah, you're probably right.

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Tiana Joyner: So this scenario probably is times 3, maybe.

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Tiana Joyner: So, who needs to be involved? And I think someone said the executive director… excuse me, director, the CEO,

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Tiana Joyner: And the project manager, you know, you want to make sure that you're looping in everyone, I would say.

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Tiana Joyner: Consult your project manager, what are the options? Yes.

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Tiana Joyner: So what are… what are the schedule, budget, and funding implications if this is delayed?

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Tiana Joyner: Anyone had this… it sounds like this has happened before, so if anyone wants to chat on kind of how you pivoted?

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Tiana Joyner: Anyone? No one?

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Tiana Joyner: You don't have to come on camera, you can stay off camera and just come off mute.

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Tiana Joyner: No.

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Tiana Joyner: It has happened.

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Russell Snyder - TNHA North Slope Alaska: Me and building in Fairbanks,

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Russell Snyder - TNHA North Slope Alaska: We purchased SIP panels, structural, Structural insulated panels.

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Russell Snyder - TNHA North Slope Alaska: From the lower 48, they came up, and they were completely not usable, and had to order from another vendor.

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Russell Snyder - TNHA North Slope Alaska: And the person that we originally purchased.

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Russell Snyder - TNHA North Slope Alaska: From… they had to cover that.

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Russell Snyder - TNHA North Slope Alaska: Charge.

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Russell Snyder - TNHA North Slope Alaska: But, we ended up,

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Russell Snyder - TNHA North Slope Alaska: Constructing later in the season than we wanted to.

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Russell Snyder - TNHA North Slope Alaska: Because we had to wait till the SIP panels came up to Fairbanks, and then we started constructing… the project happened to be in Fairbanks, so…

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Russell Snyder - TNHA North Slope Alaska: we didn't start construction until September, which is pretty late, and we didn't finish until December, and we had to spend the money, that year, because…

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Russell Snyder - TNHA North Slope Alaska: That was our stipulations, part of our grant, but that… That was a Oh.

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Russell Snyder - TNHA North Slope Alaska: Fluke. But flukes can happen.

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Tiana Joyner: Right.

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Tiana Joyner: So, it sounds like, you know, the, the…

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Tiana Joyner: You weren't… you didn't have to necessarily… it didn't affect your budget, is what I'm hearing you, but.

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Russell Snyder - TNHA North Slope Alaska: It did. It did.

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Tiana Joyner: Yeah. Okay.

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Tiana Joyner: Okay.

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Russell Snyder - TNHA North Slope Alaska: It did affect our budget, because, we had to construct later… later in the year, and Fairbanks is one of the colder…

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Tiana Joyner: Wow.

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Russell Snyder - TNHA North Slope Alaska: places, so we had a heat.

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Russell Snyder - TNHA North Slope Alaska: The home to be built, so that…

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Russell Snyder - TNHA North Slope Alaska: That increased our costs by a hundred thousand dollars.

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Tiana Joyner: Wow.

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Tiana Joyner: That's a huge budget.

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Tiana Joyner: issue. Yeah. Wow, hopefully that is a fluke, and it doesn't happen often. But we know that, you know, no construction schedule is perfect, but when you get in the, you know, 100,000, that's… that hurts.

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Tiana Joyner: Russ, Russell, if you don't mind, just thank you for speaking. If you just want to say where you're from, I know it's in your…

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Russell Snyder - TNHA North Slope Alaska: I'm from Fairbanks, but I work in the North Slope now.

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Tiana Joyner: Okay, great, great.

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Russell Snyder - TNHA North Slope Alaska: Morgamilu, Nunamilu Housing Authority. Keep all that.

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Russell Snyder - TNHA North Slope Alaska: Ocean and land.

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Tiana Joyner: Great. Well, nice meeting you, and thank you so much for sharing.

347
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Tiana Joyner: So let's see what else. Someone said their mic is not working, otherwise it would…

348
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Tiana Joyner: Participate. Not housing, but we had… Joseph.

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Tracy Dutson: Yeah.

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Tiana Joyner: Hurdle.

351
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Tiana Joyner: Not housing, but we had, ordered a… C, water pump.

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Tiana Joyner: For a local science building.

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Tiana Joyner: That we needed as soon as possible to continue services, and some of them were not constructed in time for shipment. So we had to split the shipment.

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Tiana Joyner: Perry's system was not running to get it here on time.

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Tiana Joyner: So we had to hire a private boat. Wow. So that sounds like that's something that could apply.

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Tracy Dutson: a.

357
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Tiana Joyner: And I can imagine hiring a private boat can be, quite expensive.

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Tiana Joyner: So, thank you for sharing that. Is there anyone else that wants to share?

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Tiana Joyner: Before we move on.

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Adrienne Norwood: Joseph should be off of mute now. Joseph, you can come up if you still want to.

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Tiana Joyner: No.

362
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Tiana Joyner: Someone, said that They plan, send an extra field.

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Tiana Joyner: Project supervisor to help construction… construct the housing unit to get caught up.

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Tiana Joyner: Kimberly A. That's… that's a great, plan B, and again, as we discussed early on, making sure you have that person identified, or have that in your, planning early on.

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Tiana Joyner: Still not working on his end. Okay, great. Well, thank you anyway.

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Tiana Joyner: AHAHA.

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Jacob Brunner: Can you hear me?

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Tracy Dutson: Yes.

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Jacob Brunner: This is Jacob Brunner with Cookingland Housing Authority. I'll just.

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Tiana Joyner: Yeah.

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Jacob Brunner: Hey, you know, just…

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Jacob Brunner: you know, without anything specific being delayed, if there are delays, I know on our end, it just can cause kind of a domino effect in your budget, right?

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Jacob Brunner: If you're hanging onto a construction loan longer than expected, those are, you know, further incurred costs. We do a lot of low-income housing tax credit deals. If your credit delivery gets moved, that, can have a big impact.

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Jacob Brunner: And ultimately, you know, we can be the developer on our… on a lot of developments that we work on, so our development fee may turn into a deferred development fee, right? And we want to avoid that as much as possible, so… Yeah, it can affect not just one line item, but quite a few.

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Tiana Joyner: Right, right.

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Tracy Dutson: No, that's a good point. And Jacob, on credit delivery, you know that stings.

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Jacob Brunner: Yeah, that's a big one. That's a big one.

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Tiana Joyner: Thank you so much.

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Tiana Joyner: Anything else before we move on?

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Tiana Joyner: All right.

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Tiana Joyner: Next slide.

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Tiana Joyner: All right, Tracy, back to you.

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Tracy Dutson: Yep, thank you.

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Tracy Dutson: Okay, here's the big…

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Tracy Dutson: Push. Finish strong with inspections, closeout documentation, CFO, lessons learned, and final readiness check. This is where we're all extremely tired and ready to be done with this, right? Jacob can attest to this, I'm sure.

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Tracy Dutson: But it's… this is it. We just have to get to the finish line, and…

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Tracy Dutson: Yeah, you learn things, but then you forget them maybe the next day. Next slide, please.

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Tracy Dutson: And… This one is… Pretty obvious. So, we finished construction, punched list items.

389
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Tracy Dutson: Final inspections, CFO, warranties as-builts.

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Tracy Dutson: But I think… so Tiana pointed out something way early on.

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Tracy Dutson: About engaging property management?

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Tracy Dutson: in the beginning, and that's something I learned on a… the… On a project with,

393
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Tracy Dutson: Just a lot of… needs?

394
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Tracy Dutson: And if you don't involve PM at the beginning?

395
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Tracy Dutson: They're the ones… we can turn the keys over Like, this guy.

396
00:46:59.950 --> 00:47:04.290
Tracy Dutson: We can turn the keys over, but if we didn't engage…

397
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Tracy Dutson: You know, the folks who are gonna run it on the front end.

398
00:47:09.920 --> 00:47:18.359
Tracy Dutson: It's… that's just not good or helpful, because they often have… So much insight about.

399
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Tracy Dutson: what residents need. I mean, I can develop something

400
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Tracy Dutson: all day, but if I don't engage how that impacts

401
00:47:29.940 --> 00:47:32.219
Tracy Dutson: The people who are gonna live there.

402
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Tracy Dutson: It's so important. So I… I digressed there, but this is all collecting, you know, the warranties, final draws.

403
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Tracy Dutson: But, yeah, it's… All of these are important, but it's also just…

404
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Tracy Dutson: part of the process, I think.

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Tiana Joyner: All right, thank you, Tracy. So we wanted to make sure that.

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Tiana Joyner: we, shared some resources with you, that you can use and, and look up after our, session, and, I think Jeremiah is on. Jeremiah or Adrian, someone, if you can, I'm sorry I didn't give you the heads up ahead of time, if you can add

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Tiana Joyner: the link, if we do have it in the chat. If not, we can share it, later on. But, the resource, in particular that we wanted to share is the Enterprise Native Developer Guide.

408
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Tiana Joyner: Tess Schorn, includes additional information on construction and can serve as a companion resource, as you move through development and construction.

409
00:48:50.850 --> 00:49:03.289
Tiana Joyner: Enterprise also has construction tools and checklists, that can be adapted, based on your specific project, the requirements, of your funding sources.

410
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Tiana Joyner: We know that there's a lot of information that we went over today, and some of it you may not remember, some of it may not even be new to you, and, you know, again.

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Tiana Joyner: this is, a resource, and we will share, the slides as well. But we are not done. We have Q&A, and we also have, some more time for you to engage, with.

412
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Tiana Joyner: Everyone on the call, so,

413
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Tiana Joyner: If you have… Adrian, do we have any questions in the chat?

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Tiana Joyner: Before I move to some of the questions that I have for the group. Thank you so much, Jeremiah.

415
00:49:47.280 --> 00:49:51.329
Adrienne Norwood: I don't think so. I'll double check, though, while…

416
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Adrienne Norwood: If anyone does have any additional questions, if there are some in the chat, I'll make sure that it gets answered.

417
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Tiana Joyner: Okay, great. Yeah, I didn't see any, but I just wanted to make sure. And Jeremiah did add the link, to the Native Housing Developer's Guide in the chat, so please, take a look at that.

418
00:50:12.230 --> 00:50:20.820
Tiana Joyner: But let's go ahead into, some questions, and, Adrian is not sharing the screen anymore, so that means we're on our…

419
00:50:20.920 --> 00:50:39.800
Tiana Joyner: Brady Bunch screen, so please feel free to come off of mute, as, you know, I want this to be interactive and not just us, speaking, and so that we can kind of share, and then work through some of the challenges. So, I know that some of you had shared, some examples of

420
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Tiana Joyner: you know, construction challenges that you've had, but is there one that really stands out and that you want to talk about whether it's, you know, it's the biggest construction challenge you've faced?

421
00:50:52.210 --> 00:50:54.810
Tiana Joyner: I have a million, unfortunately.

422
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Tiana Joyner: Anyone?

423
00:51:00.670 --> 00:51:02.070
Tracy Dutson: So, just me.

424
00:51:02.480 --> 00:51:03.330
Tiana Joyner: Okay.

425
00:51:03.850 --> 00:51:07.529
Tracy Dutson: I would say… I would say starting out, just pricing.

426
00:51:08.840 --> 00:51:15.100
Tracy Dutson: Costs have just gone bananas, and I believe Alaska was already that way.

427
00:51:15.810 --> 00:51:25.420
Tracy Dutson: Even before, you know… Pricing went way up. I don't know if anyone has Comments about that?

428
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Jacob Brunner: This is Jacob here. I'll just preface this with my… I'm not directly in construction, but what I've heard is, some struggles around.

429
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Jacob Brunner: of vendors and contractors committing to a price, and so it fluctuates a lot more. Usually, back in the day, right, there'd be, like, a 90-day commitment, or at least

430
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Jacob Brunner: so much commitment they'd give you. I think it's tough to even get maybe 30-day commitments now, so you gotta really be fluid with your budget, especially when things can take months to get up here.

431
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Jacob Brunner: And with these gas prices that are just changing every day, it's just making it so hard to get firm numbers.

432
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Jacob Brunner: For your project.

433
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Tiana Joyner: Thank you so much for sharing that.

434
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Tracy Dutson: Looks like…

435
00:52:15.790 --> 00:52:16.330
Amy.Milburn: Same.

436
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Tracy Dutson: us.

437
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Amy.Milburn: I did. I had a couple of other kind of things to add to that. Weather does have a very big impact on those constructions. We've got a 10 house project that's actually going on in Seward right now. And last winter we had a.

438
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Amy.Milburn: a month of straight wind, and that is not, independent of a lot of the other communities. So, just trying to sheet a house when the winds are 30… 30 miles or greater, every day, those create, those delays that were not anticipated in addition to

439
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Amy.Milburn: you know, one October I don't know. 31st, we got 35 inches of snow on the peninsula.

440
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Amy.Milburn: We have another 10-house project that hopefully will be starting in Kodiak.

441
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Amy.Milburn: This winter, and we anticipate some of the rising costs of if we pour the foundations over the winter, the heating costs, for the concrete.

442
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Amy.Milburn: the additive for the concrete, plus heating it and tenting it. So there definitely are some challenges, but weather seems to be one of the things that we really can't, anticipate, whether it's, these false storms that keep hitting our rural communities, right before freeze-up.

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Amy.Milburn: Or, you know, if it's going to be an exceptionally windy or snowy year. Those are… those are big impacts that have an effect on the bottom line, but aren't necessarily something that we could have pre-planned for.

444
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Tiana Joyner: Thank you so much for that, Amy. That is.

445
00:53:53.630 --> 00:54:06.800
Tiana Joyner: That is quite a bit. I mean, I know you… you shared quite a bit on our call when we met that, information that I was not privy to, so that… all those things, definitely apply to

446
00:54:06.800 --> 00:54:16.690
Tiana Joyner: planning ahead of time, but then there's some things that you cannot plan for. And I can't even imagine building with wins that, you know, that…

447
00:54:16.690 --> 00:54:17.390
Tiana Joyner: That…

448
00:54:18.120 --> 00:54:32.920
Tiana Joyner: Fast. And Russ, said, sorry, he's eating. I hope you're eating something good. But he said, shipping is crazy expensive. $62,000.

449
00:54:33.010 --> 00:54:38.539
Tiana Joyner: -Oh, the chat is moving. To fly, up to DC3,

450
00:54:39.290 --> 00:54:57.310
Tiana Joyner: from Fairbank to a village, that is extremely expensive, and, you know, do you include that in your budget ahead of time? You know, that is, and then he says the insurance company doesn't even factor that into their reimbursement for a fire burning… burned interior house. Wow.

451
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Tiana Joyner: Just reading some of the chat we have here.

452
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Tiana Joyner: Also experience a colder cold snap than normal. Okay, so even if you planned according to the building schedule.

453
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Tiana Joyner: You just don't know.

454
00:55:23.070 --> 00:55:31.210
Tiana Joyner: And for the fuel surges, for all the communities that need to have supply bargaining. Ours just went up.

455
00:55:31.560 --> 00:55:38.490
Tiana Joyner: 14% fuel surcharge to… from 14% to 22.5%.

456
00:55:38.950 --> 00:55:57.790
Tiana Joyner: Katie Reilly, That is… that's a big jump. And how do you plan for that? You know, where is the money coming from? Where's the… where is this money being added to your budget? That is extremely challenging. And again, I know when we're going through these presentations, and we're giving you lists, and you're reviewing, everything seems so…

457
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Tiana Joyner: from point A to point B, we know that it's not that simple, and that challenges come up. That's why you plan, and look through that risk lens, you know, especially some of these experiences that you've had already.

458
00:56:12.690 --> 00:56:23.270
Tiana Joyner: What… I know we've talked about a few different communities, and maybe, a community that's extremely remote. I know Amy had touched on

459
00:56:23.270 --> 00:56:32.700
Tiana Joyner: one. But what is one challenge, your community faces when, developing a project when it comes to your specific community?

460
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Tiana Joyner: If there's anything.

461
00:56:38.370 --> 00:56:47.340
Tiana Joyner: And I'm happy to read the chat if… We need some music playing, Adrianne.

462
00:56:49.650 --> 00:56:52.959
Tracy Dutson: No, I think that's Ashley that always does the music right.

463
00:56:52.960 --> 00:56:54.120
Tiana Joyner: Music, yeah.

464
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Adrienne Norwood: I can't make the Jeopardy sound or something.

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Tiana Joyner: Yeah, there you go. So, if no one has any specific, that you want to share.

466
00:57:07.530 --> 00:57:11.780
Tiana Joyner: I would say, you know, next would be.

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Tiana Joyner: Kara A. in one word, and you can put this in the chat, come off of mute if you would like, but everyone should be able to contribute to this. So, in one word, how would you describe developing and building in rural Alaska?

468
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Tiana Joyner: The 2025 winter season. And so some of our material and cover the access of the road.

469
00:57:38.710 --> 00:57:53.310
Tiana Joyner: Daily in one of our villages that slowed down the project. I can see how that can definitely slow down a project extremely, especially if you're not able to get the supplies that you need, or even the, team to work.

470
00:57:54.110 --> 00:57:57.840
Tiana Joyner: Someone said challenging. Aaron said challenging.

471
00:57:58.520 --> 00:58:02.840
Tiana Joyner: Unlike any project in the lower 48.

472
00:58:04.610 --> 00:58:08.719
Tracy Dutson: I was going to use Aaron's word as well.

473
00:58:10.360 --> 00:58:11.840
Tiana Joyner: Unique, yes.

474
00:58:12.030 --> 00:58:18.200
Tracy Dutson: This work is so challenging anyway, but then… You…

475
00:58:18.870 --> 00:58:27.579
Tracy Dutson: haul it to Alaska, and try to do it. So… Kudos to y'all, for sure.

476
00:58:27.740 --> 00:58:29.240
Tracy Dutson: For taking this on.

477
00:58:30.100 --> 00:58:31.590
Tiana Joyner: Expensive.

478
00:58:31.980 --> 00:58:36.670
Tiana Joyner: I hear that, Someone's second's challenging.

479
00:58:36.800 --> 00:58:41.630
Tiana Joyner: Many projects feel like an escape room.

480
00:58:41.630 --> 00:58:42.080
Tracy Dutson: You.

481
00:58:42.080 --> 00:58:43.839
Tiana Joyner: Amy, that's funny.

482
00:58:43.840 --> 00:58:44.539
Tracy Dutson: That is funny.

483
00:58:44.540 --> 00:58:49.420
Tiana Joyner: What's the next challenge? How are we going to get to the next step? You got to figure it out.

484
00:58:50.040 --> 00:58:51.330
Tiana Joyner: That's funny.

485
00:58:51.680 --> 00:58:52.240
Tracy Dutson: Okay.

486
00:58:55.150 --> 00:58:55.830
Tiana Joyner: All right.

487
00:59:01.320 --> 00:59:03.589
Tiana Joyner: You have to be flexible, yes.

488
00:59:06.210 --> 00:59:25.500
Tiana Joyner: Kayla E: And, you know, I've… I've built in a number of different communities, and worked on projects, and not me building, you know, I have not built anything. I've worked with a team to build, and, you know, just thinking through some of the challenges that I thought was challenging, I, you know.

489
00:59:26.150 --> 00:59:27.230
Tiana Joyner: I think…

490
00:59:27.880 --> 00:59:37.079
Tiana Joyner: you know, building in Alaska adds another layer of challenging and having to… challenges and having to be flexible.

491
00:59:37.240 --> 00:59:54.440
Tiana Joyner: Kayla E: You know, I used to live in New Jersey and California, and I say all the time, if you can live and survive in those two places, you can survive anywhere. And I would say the same thing. If you can build in Alaska, you should be able to build anywhere, just given all the challenges that you all have.

492
00:59:54.440 --> 01:00:03.400
Tiana Joyner: Teri Manolo, And just having to be able to pivot and, you know, have that, that buffer, especially during the, the building.

493
01:00:03.400 --> 01:00:09.949
Tiana Joyner: See, you know, the building season, and also you're looking at moose season, and some of the other things that come up.

494
01:00:09.950 --> 01:00:18.060
Tiana Joyner: That, you know, delay things and put things on a different time frame. Unpredictable, yes.

495
01:00:18.400 --> 01:00:32.159
Tiana Joyner: Kayla E: If you expect a timeline to happen, you will probably quickly be disappointed. Right. And I said, do a timeline, make sure you have things in line. Yes. Be prepared for your timeline to be.

496
01:00:32.710 --> 01:00:34.490
Tiana Joyner: changed.

497
01:00:35.390 --> 01:00:38.010
Tiana Joyner: So… If…

498
01:00:38.210 --> 01:00:45.730
Tiana Joyner: There's no other questions. Adrienne, if you can bring the slide deck back up where we were.

499
01:00:45.730 --> 01:00:48.939
Adrienne Norwood: Jeremiah had a question or a comment earlier.

500
01:00:49.160 --> 01:00:50.190
Tiana Joyner: Did I miss it?

501
01:00:51.050 --> 01:00:51.920
Jeremiah Powless: Yeah.

502
01:00:52.800 --> 01:01:03.479
Jeremiah Powless: Just in general, Tiana, I was gonna mention that, you know, the resources that Tiana's sharing and the link that we put in there, again, these are all just

503
01:01:03.590 --> 01:01:06.049
Jeremiah Powless: Different things to kind of help with that.

504
01:01:06.080 --> 01:01:18.249
Jeremiah Powless: planning and that design. And again, I want to echo everything in terms of the resiliency that you all have and the work that you do to, you know, to construct, to develop, to fundraise, everything.

505
01:01:18.250 --> 01:01:27.950
Jeremiah Powless: It's it's definitely kudos for all that hard work. We know it's not as easy as the lower 48, but we want to make sure if we can provide resources.

506
01:01:28.420 --> 01:01:35.359
Jeremiah Powless: and if they can help you at just a little, then we know that you know it's worth it. I would also say that

507
01:01:35.360 --> 01:01:58.929
Jeremiah Powless: whenever you're looking at different resources and tools, look at what might be on, like, let's say YouTube, for example, and what I mean by that is just, like, project development. Doesn't mean you have to put that specifically for what you do, but tailor it to what you're seeing and what you're doing, and a lot of times when you're just kind of seeing these tools, I call it the buffet theory in terms of

508
01:01:58.930 --> 01:02:14.770
Jeremiah Powless: There's a lot of resources out there, but pick and choose what you like, what works for you and your community, and then being able to kind of come up with that finished project or that plan of saying like, hey, I needed help with this or I needed help with that and I got it.

509
01:02:14.770 --> 01:02:36.369
Jeremiah Powless: But it didn't necessarily or wasn't specifically for Alaska, so I had to make it specifically for Alaska or my village or my community, those type of things. So there's a lot of other resources that we have on our website as well that could help. So for example, like in enhancing and implementing tribal home ownership in your community and what that looks like.

510
01:02:36.370 --> 01:02:55.660
Jeremiah Powless: And as an example, there's 12 modules. Doesn't mean that you need help with all those 12 modules, but it's like saying like, hey, here's just some resources. If there are four or five modules that you know that you need help with, then please use those as a starting point. Not to say that, you know, those are the, you know, it's the perfect plan for your village.

511
01:02:55.660 --> 01:03:10.870
Jeremiah Powless: Don't ask any questions, just incorporate it. No, it's just more of a guide to say, like, hey, here are some resources, and I think that's what we always try to do when it comes to, helping our tribal communities, is, again, just providing those resources, so…

512
01:03:10.870 --> 01:03:15.279
Jeremiah Powless: It looks like there was some more chat coming in. Oh, that was Tracy. Okay.

513
01:03:15.280 --> 01:03:38.050
Jeremiah Powless: But as we work with our tribal partners nationally, again, we understand that resilience is a big part of what you do, and that's a big part of why we try to make sure we're doing our best to help support that. Yeah, definitely, it's a totally different game up in Alaska and, you know, maybe Hawaii.

514
01:03:38.070 --> 01:03:44.219
Jeremiah Powless: and some of the things that you all see. So the resources that we're sharing, again, it's just to help, hopefully.

515
01:03:44.220 --> 01:04:07.840
Jeremiah Powless: We see that it does definitely play a part in the planning process or the discussions. One other thing that we do, though, that you might not see directly is our policy work. We always let our legislative team that's based in DC, we let them know, like, hey, these are the things that are important to our tribal partners.

516
01:04:07.840 --> 01:04:16.259
Jeremiah Powless: whether it's in Alaska and Wisconsin or Arizona, when we have the opportunity to share those

517
01:04:16.260 --> 01:04:41.210
Jeremiah Powless: important, issues with our legislative representatives, we definitely do that, and we try to do that so that they understand why it's important to support certain initiatives, certain federal funding, you know, why it shouldn't be going down. If anything, it should be increased. So, we also try to help support you all that way, and a lot of other different ways as well. Those trainings that we usually

518
01:04:41.210 --> 01:04:44.580
Jeremiah Powless: provide. Again, you know, we do it at no cost.

519
01:04:44.580 --> 01:04:48.150
Jeremiah Powless: But at the same time, as a national nonprofit, we need to definitely go

520
01:04:48.150 --> 01:05:01.430
Jeremiah Powless: and pound the pavement to fundraise, so that way we can keep providing new and updated resources. So, I just wanted to share that as well, because again, we know what type of

521
01:05:01.430 --> 01:05:16.690
Jeremiah Powless: work that you're all doing, and it seems to never end, but we want to make sure that we're a part of that fight, so I just wanted to share that, Tiana, and again, kudos to all of you, to the work that you all do every single day.

522
01:05:17.380 --> 01:05:23.860
Tiana Joyner: Thank you so much for that. That is a great point, especially around our policy work. So, you know, we're…

523
01:05:24.360 --> 01:05:41.680
Tiana Joyner: we are presenting, and we're sharing some, examples, and, you know, we're laughing and, you know, making light of some of it, but we recognize the hard work, and we also want to hear some of these challenges so that, you know, to Jeremiah's point, we can advocate and, you know.

524
01:05:41.970 --> 01:05:55.990
Tiana Joyner: talk to our policy folks and see what changes we can make. Of course we can't change the weather, but how can we get more funding for some of those budget hiccups? So please, you know, share and.

525
01:05:55.990 --> 01:06:10.999
Tiana Joyner: any way that you can, with us, so that we can help, in any way that we can. But John did add one other thing in the chat. He said his main hiccup is in the early stages of planning. It's not a good idea.

526
01:06:11.000 --> 01:06:16.970
Tiana Joyner: To commit funds without the site control, leases, deeds.

527
01:06:16.970 --> 01:06:29.549
Tiana Joyner: Right of entries, late planning, for me means the housing packages are on last March. Yes, yes, yes. Those are all great points, and…

528
01:06:30.130 --> 01:06:35.999
Tiana Joyner: I definitely can see, where that early stage, planning.

529
01:06:36.110 --> 01:06:38.879
Tiana Joyner: You know, could become a challenge with those things.

530
01:06:40.060 --> 01:06:42.260
Tiana Joyner: Any other additional points?

531
01:06:42.530 --> 01:06:45.959
Tiana Joyner: That anyone wants to make any questions?

532
01:06:46.170 --> 01:06:48.530
Alice -Alaska: This is Alice, I had my hand up.

533
01:06:48.910 --> 01:06:50.200
Tiana Joyner: Oh, I'm sorry, Alice.

534
01:06:50.200 --> 01:06:50.700
Alice -Alaska: you.

535
01:06:51.050 --> 01:06:54.489
Tiana Joyner: You have the cutest picture on the screen.

536
01:06:54.490 --> 01:07:04.629
Alice -Alaska: granddaughter. But anyways, I know that with we have, you know, Build America, Buy America.

537
01:07:05.100 --> 01:07:23.750
Alice -Alaska: And, you know, here in Alaska, you know, we don't have many options, like, you know, the lower 48, so that can be, you know, we are only limited to, by certain materials. And then, you know, of course, you know, the weather, you know, having to have, you know, certain materials that can withstand the weather here in Alaska, so…

538
01:07:23.760 --> 01:07:27.029
Alice -Alaska: That can be difficult to,

539
01:07:27.260 --> 01:07:30.170
Alice -Alaska: was what I… what I see where… where I'm at.

540
01:07:31.180 --> 01:07:33.820
Tiana Joyner: Great, yes, thank you so much for sharing that.

541
01:07:33.940 --> 01:07:35.370
Tiana Joyner: Alice.

542
01:07:36.380 --> 01:07:41.999
Tracy Dutson: So Yolanda, or not Yolanda, Tiana, I have a question. So Baaba.

543
01:07:43.410 --> 01:07:51.040
Tracy Dutson: Does, I forget the IHCDBG? That's federal money.

544
01:07:53.890 --> 01:07:56.299
Tracy Dutson: I don't know. Maybe we…

545
01:07:56.300 --> 01:07:57.510
Tiana Joyner: Amy added.

546
01:07:58.030 --> 01:08:03.170
Tiana Joyner: Yes, Baaba has been a hamper for many projects. Thank you so much, Amy.

547
01:08:03.630 --> 01:08:16.310
Amy.Milburn: We've had several projects under our community facility program that had some challenges once the Baaba waiver expired. And I don't know if they have renewed that waiver or not, but.

548
01:08:16.500 --> 01:08:24.109
Amy.Milburn: the Baaba, especially for the rural communities, has been a very large, issue with materials.

549
01:08:24.359 --> 01:08:25.299
Tiana Joyner: Hmm.

550
01:08:27.289 --> 01:08:30.919
Tiana Joyner: Thank you for bringing that up, Tracy. Thank you, Amy.

551
01:08:31.350 --> 01:08:38.639
Jacob Brunner: This is Jake here. I would just… I would be curious to ask the group for folks in rural areas.

552
01:08:38.819 --> 01:08:51.830
Jacob Brunner: if there's been, what the labor shortage has kind of been like for you guys. We, even in Anchorage, have at certain times just been receiving one bid for certain aspects of

553
01:08:51.830 --> 01:09:02.029
Jacob Brunner: development, and it didn't used to be the case, so I was just kind of curious to hear how hard it is to even collect bids for, projects that you all are developing.

554
01:09:03.830 --> 01:09:04.990
Tiana Joyner: Great question.

555
01:09:08.279 --> 01:09:09.470
Tiana Joyner: Anyone?

556
01:09:13.899 --> 01:09:27.529
Russell Snyder - TNHA North Slope Alaska: Hi, this is Russell. When I worked for ANTHC, Alaska Native Tribal Health Consortium, we also only had one bidder. We try to advertise every which way we can, but…

557
01:09:28.079 --> 01:09:34.489
Russell Snyder - TNHA North Slope Alaska: It is difficult. I think it's based on people's

558
01:09:34.869 --> 01:09:39.859
Russell Snyder - TNHA North Slope Alaska: Bonding, as well as insurance, is a challenge up here in Alaska.

559
01:09:42.330 --> 01:09:47.830
Tiana Joyner: Thank you, for sharing that, and not that it helps, but.

560
01:09:47.830 --> 01:10:03.569
Tiana Joyner: We definitely can relate, in the rural areas that, we're building and supporting projects, on. It's very hard to find even someone to do a capital needs assessment. You know.

561
01:10:04.520 --> 01:10:09.319
Tiana Joyner: Folks are staying in the urban areas, you know, so it's hard to get.

562
01:10:09.910 --> 01:10:17.799
Tiana Joyner: You know, contractors and things, to, to, travel out into the rural areas as well.

563
01:10:19.360 --> 01:10:26.039
Tiana Joyner: Anyone else? Oh, someone said we use Forge Account, but struggle to find skilled laborers. Hmm.

564
01:10:29.230 --> 01:10:31.509
Tiana Joyner: Force account. Anyone else?

565
01:10:35.440 --> 01:10:39.599
Tiana Joyner: Yes, we hired some in the lower 48 to finish our home.

566
01:10:39.860 --> 01:10:40.710
Tiana Joyner: Okay.

567
01:10:44.120 --> 01:10:44.740
Tiana Joyner: We…

568
01:10:44.740 --> 01:10:50.200
Russell Snyder - TNHA North Slope Alaska: advertised From the start of the year for local laborers, but…

569
01:10:50.350 --> 01:10:53.510
Russell Snyder - TNHA North Slope Alaska: In Kaktovik, one of our villages.

570
01:10:53.770 --> 01:10:58.260
Russell Snyder - TNHA North Slope Alaska: They're also rebuilding the school that burned down. So.

571
01:10:58.950 --> 01:11:07.159
Russell Snyder - TNHA North Slope Alaska: We're faced with a labor shortage in the village, so we had to hire from the lower 48, unfortunately.

572
01:11:09.650 --> 01:11:10.310
Tiana Joyner: Wow.

573
01:11:10.540 --> 01:11:18.610
Alice -Alaska: Yeah, not only do you have to pay your labor, you have to pay for transportation to fly into the villages from Lower 48.

574
01:11:19.300 --> 01:11:20.240
Tracy Dutson: And per diem.

575
01:11:21.930 --> 01:11:30.110
Alice -Alaska: Yeah, and you have to house them, because there's not very many houses in the villages, so you have to pay for that, and their food.

576
01:11:30.390 --> 01:11:32.280
Alice -Alaska: All of that stuff.

577
01:11:32.830 --> 01:11:33.630
Tiana Joyner: Wow.

578
01:11:34.780 --> 01:11:46.130
Tiana Joyner: Well, I definitely want to echo Jeremiah again, thanking you all for doing this important work. It is not easy. So thank you so much, and I'm.

579
01:11:46.260 --> 01:12:02.920
Tiana Joyner: you know, we're presenting, but I'm learning some things from you all as well. And hopefully, you're learning from your peers, on the call as well. Is there any other additional points or comments or questions, or just something that you want to…

580
01:12:03.230 --> 01:12:05.410
Tiana Joyner: Say anything.

581
01:12:11.330 --> 01:12:16.020
Tiana Joyner: Well, Adrienne, if you can pull the slide deck up, thank you so much.

582
01:12:16.450 --> 01:12:20.950
Tiana Joyner: So… We want to.

583
01:12:21.540 --> 01:12:35.449
Tiana Joyner: Definitely recognize you all and the work that you do, and thank you so much. We want to thank our partners. Work like this really reflects what is captured in this statement on the screen.

584
01:12:35.450 --> 01:12:59.180
Tiana Joyner: you know, when organizations and communities bring together their knowledge, resources, and experience, we can accomplish things that none of us can accomplish alone. So, you know, we presented, but I encourage you all to come off of mute to share your, examples and, you know, some of the things that you've experienced, because we know it takes a community to do this work, and

585
01:12:59.210 --> 01:13:23.870
Tiana Joyner: Your input is very important and we appreciate everyone who helped make this academy possible, all those that came off of mute and contributed. We want to give a special thank you to our partners, Association of Alaska Housing Authorities, AHA. We thank you so much for allowing us to speak on this platform and to share this information.

586
01:13:23.870 --> 01:13:26.530
Tiana Joyner: Again, like I said before, learning from you.

587
01:13:27.680 --> 01:13:42.909
Tiana Joyner: before… before we wrap up, we want your feedback. We're always looking for ways to improve. We always want to understand, and… and see how we can.

588
01:13:42.910 --> 01:13:54.170
Tiana Joyner: be a better help, and what's been useful through this conversation, and what areas can we strengthen? And also, what topics are you interested in, for future sessions?

589
01:13:54.170 --> 01:14:04.339
Tiana Joyner: We have different, sessions that we provide here at Enterprise, but again, this is, time for you to share, what

590
01:14:04.340 --> 01:14:24.599
Tiana Joyner: you're interested in, and hopefully we'll be able to support and look at how we can bring something to you in the future. So thank you again for joining us today. We'll give you a few minutes back on your calendar, and hopefully you can use that time wisely, but please take time to scan the QR code.

591
01:14:24.600 --> 01:14:27.840
Tiana Joyner: And, respond to our survey.

592
01:14:28.550 --> 01:14:33.160
Tiana Joyner: Thank you so much, and if there's nothing else, we can, wrap.

593
01:14:33.780 --> 01:14:34.579
Amy.Milburn: Thank you, guys.

594
01:14:34.580 --> 01:14:35.100
Charlene Miles: you.

595
01:14:35.570 --> 01:14:41.860
Tiana Joyner: Thank you so much, Alright, take care.

596
01:14:41.860 --> 01:14:42.889
Tracy Dutson: Thank you all.

597
01:14:43.800 --> 01:14:44.330
Tiana Joyner: Right.

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