Time for Change
The bustling town of McKinney, Texas, about an hour north of Dallas, has experienced tremendous economic growth. In the 20 years between 1999 and 2019, amid a population increase of more than 300 percent, creating a profound need for high-quality affordable housing.
The original Merritt Homes Apartments, built in the 1950s, were significantly overdue for a renovation. Some funding sources that had supported the property in the past had expired and there were no funds available for major repairs. MHA staff and residents recall that the previous apartments had thin insulation, inconsistent cooling and heating, and problems with mildew. “When I first came here back in 2004, said Executive Director Roslyn Miller, "the property had a smell – it was because of the ventilation, poor ventilation. … You could literally go in there and be there two minutes and walk away with that on you.”
Since Roslyn Miller arrived at MHA, she has been pushing tirelessly to create change and to redevelop Merritt as well as its other properties. She immediately addressed issues like lead-based paint and lack of air conditioning, but when she discovered RAD in 2012, she saw its potential to bring more substantial change to the property.
Ms. Miller shared her vision with MHA Board Chair Brenda Carter and the rest of the board. They applied for RAD and the rest fell into place. Carleton Companies, a development company that has been working with MHA for 13 years, was brought on as a private partner to work on redevelopment and construction of Merritt.
For Ms. Miller and Ms. Carter, RAD arrived just in time to realize their vision and move the community forward. To begin to create awareness in the community and beyond, they began to create a thoughtful public education strategy to explain what RAD is, who the residents are, how vital affordable housing is, and how removing the stigma attached to these homes can positively impact change for everyone.
An End and a Beginning
Now christened Merritt McGowan Manor Apartments, the complex boasts a completely renovated community center that serves as a secure space for residents to connect and learn. Connected to the community center is a new educational computer lab and library complete with beanbags for the comfort of younger residents. Other updates to the grounds included covered picnic and grilling areas, an updated playground, new security features, and restructured grounds designed for disaster prevention. Apartment homes feature central air conditioners all-new kitchen appliances, modern light fixtures, spacious closets, and large bathtubs. Accessibility ramps and solar panels were added to the buildings.
In this RAD Story video, McKinney Housing Authority resident Debbie R. reminisces about the RAD conversion of her community.
Residential Engagement
Restoring Hope
For Anthony, a 46-year old father of three, the renovations to Merritt restored his optimism for his future, for his community, and for others around the world in similar situations to his own. Anthony grew up at Merritt. He moved away shortly after graduating high school and had a successful career as a National Championship boxer.
However, in 2009, three years after his retirement from boxing, Anthony unexpectedly fell on hard times and was no longer able to afford the house he shared with his young son. He returned to Merritt, and while grateful to have a roof over his head, he struggled with the unreliable heat and air conditioning and the stigma of living in public housing. Merritt had fallen into disrepair and was very different from the place he remembered as his childhood home. Anthony felt uncomfortable bringing guests to his home and the living conditions of Merritt hurt his pride.
After the RAD transformation, everything changed. “It makes me feel like I’m supposed to be in a place that’s very comfortable, that has the resources I need to be able to take care of my son, to be able to take care of myself, to be able to feel prideful and feel OK. It makes me feel really good — I’m happy.” Anthony no longer feels the stigma he once did about living in public housing. “I think we all deserve a chance,” he said, and he hopes to see more affordable housing like Merritt in the community.
James F., grandfather of two, has lived at Merritt for eight years and has been a member of the MHA Grievance Board for his entire residency. He looks at and addresses any grievances for all members of Merritt and all other MHA properties. James has always appreciated the sense of community at Merritt and takes pride in helping to keep it safe. He works to preserve and protect his community by helping others understand the rules and regulations of the property, both during his time on and off the Grievance Board. James was excited when he heard the property was going to be rebuilt, and he hopes other housing authorities will consider RAD if they have the chance.
Financials
What Is RAD?
The Rental Assistance Demonstration (RAD) is administered by the Office of Recapitalization in the Office of Multifamily Housing Programs at HUD. Authorized in 2011, RAD allows public housing agencies and owners of other HUD-assisted properties to convert units from their original sources of funding to long-term project-based Section 8 contracts. These new contracts provide a more reliable source of operating subsidy that enables property owners to leverage private and public capital, such as debt and equity, to finance new construction and/or rehabilitation of rental housing. For residents, RAD offers enhanced protections and rights as they benefit from consultation prior to conversion, have the right to return after any construction, and maintain ongoing rights guaranteeing the affordability of the housing.