Troy non-profit tackling troubled neighborhoods

News 10 also picked up our story. Check out the excellent video clip of the interview with Executive Director Patrick Madden

News 10
Posted: Dec 29, 2010 10:51 PM EST 
 

Video: TRIP helping to rebuild Troy

TROY, N.Y.-It's not obvious, but Fifth Avenue in Troy is once again in the middle of a rehabilitation project.

"The interesting thing is, one building can ruin a block. When this building wasn't managed well, we had other tenants in our adjoining properties and wanted out. They wanted to leave," said Patrick Madden of the Troy Rehabilitation Improvement Program, or TRIP, did exactly what his non-profit organization has been doing since 1968.

TRIP bought the building, completely gutting it, rebuilding the inside from top to bottom.

"It's important for us to not only get this building for this building. But, for this block," said Madden.

TRIP has renovated about 150 properties around the city many of them on Fifth Avenue. All are then rented to lower-income families. This particular one was bought a year ago but, work on the inside just began last week.

Crews are making the inside as green and energy efficient as possible, realizing utility costs can often break the bank.

People living nearby saying the rehab projects are clearly better than the alternative, which are neglected properties and vacant lots.

"I think it's great," said Chris Wise. "If they aren't being used otherwise and they're all run down, I think it's great they're trying to build them back up make it a better place."
The current venture on Fifth Avenue is expected to be completed by April or May.

Troy Rehabilitation Improvement Program continues to create affordable housing

Thanks to the Troy Record for this great article about TRIP's work in our community.

By Cecelia Martinez
The Record

Published: Wednesday, December 29, 2010

Patrick Madden of TRIP and contractor George Tidmarsh of Ballston Spa look over the gutted building at 2232 Fifth Avenue in Troy which TRIP is renovating into affordable apartments. (Mike McMahon / The Record)

TROY — The gutted three-story row house at 2232 Fifth Ave. may not look like much now, but the building —  and its upcoming renovation — represent the efforts of the Troy Rehabilitation Improvement Program (TRIP) to bring problem neighborhoods back into prominence, one house at a time. The not-for-profit organization has purchased the building and begun the process of turning it into an energy-efficient, four-family home for low-income families, with the hope of not only benefiting the future tenants but also anchoring the block for decades to come.

TRIP is a multi-service agency, acting as a stabilizer and landlord to tenants in dozens of rehabilitated buildings throughout the city, as well as a partner for community improvement efforts like this summer’s Paint the Boards program in the North Central neighborhood. Now, for the first time in years, it is taking on a complete overhaul with this building, which was shut down after numerous complaints and code violations.

“Our goal is to create living environments where people want to stay,” said TRIP Executive Director Wm. Patrick Madden. “We want people to live here because they like it here, not because it’s the only thing they can afford. That’s the environment we want to create, not only for the tenants but for the block as well.”

Renovations were already under way Tuesday afternoon, with George Tidmarsh from A.J. Arpy in Ballston Spa doing reinforcement work in the building. Many of the architectural features of the 19th-century building are still in place, including tile work in the entranceway, the stairway railing and an old dumbwaiter near the back stairway. Once completed, the new layout will include three-bedroom units on the top two floors with two smaller units on the first floor.

“We’re really able to reconfigure the floor plan to make it more in keeping with today’s market demands — bigger bedrooms, more bathroom space,” said Madden. “If we were to keep six bedrooms in each of these units the building would just have too many people.” The tenants will be selected from TRIP’s own roster of eligible families, contingent on income requirements based on family size. Madden said that he does not yet have tenants in mind or know what the rent would be, as it is dictated by income. TRIP would own the building long term, for at least 20 years.

With the announcement of the project, TRIP is also reaching out to the community for support through donations, which help to cover costs not met by grants and other revenue sources.

“We’re getting hit on all fronts, just like everybody else,” said Madden, referring to decreased donations and cuts to government-provided funding. “Yet, more and more people are coming in because they’re hurting as well and need help with housing.”

TRIP is already very familiar with this block of Fifth Avenue. Not only is their office within walking distance, but it also owns a string of buildings across the street from the planned rehab. In 1985, it purchased its first building on the block, the former Mr. Robert’s Pub, that had also seen its share of neglect and mismanagement.

“Let’s just say it wasn’t an asset in the community,” said Madden, adding that when they went in to gut the building, they started pulling 22 slugs out of the wall — the remnants from shootings that had apparently taken place at the pub. After the first renovation, they purchased a few more on the block. “We rehabbed all of those and we continue to own and manage those, having maintained them over the years.”

TRIP’s goal isn’t real estate dominance, however. Madden said the organization likes to see a mix of owners and tenants. One building on the block was recently purchased by TRIP and then sold to a family that wanted to oversee renovations themselves.

“We don’t aspire to own a block or a neighborhood, but sometimes there are buildings that have to be done with a lot of investment and we can commit and do that,” he said. TRIP’s presence in the community also helps to grow the tax base – the organization elects to pay property taxes on all of its 65 properties throughout the city, despite being a nonprofit.

The building will also be renovated with environmentally-friendly features like spray insulation, on-demand hot water heaters and Energy Star appliances to keep utility costs low for tenants.

“We’ve been paying attention to energy for a good number of years, and wherever we can raise money to do it, we’re doing it,” said Madden. “We realize that energy is becoming a larger and larger component of the cost of housing for poor people.”

Renovations are expected to be completed in spring of 2011, with tenants moving in shortly after the building is ready. Madden hopes that the project can spur private investment in the neighborhood.

“This should be a very desirable block,” said Madden. “We have the economic development going on down on River Street, with the Hedley Building and the possible creation of more jobs and opportunities. We’re hoping to see that spread out and this building as contributing to the revitalization of this whole neighborhood.”

TRIP’s offices are located at 415 River St. in Troy. For more information or to make a donation, contact 272-8289 or visit www.triponline.org.

Cecelia Martinez can be contacted at 270-1294 or by e-mail at cmartinez@troyrecord.com.

A Message of Gratitude to Our Friends

A huge THANK YOU goes out to TRIP’s many supporters in 2010! Your gift to TRIP helps  improve Troy by rehabilitating blighted buildings, creating and educating new homeowners, preventing foreclosures, making available high quality affordable apartments to families, providing home repairs to seniors, assisting landlords, and supporting neighborhood groups.

Furthermore, donations to TRIP are investments directly into our local economy.  Donations to TRIP have a multiplier effect, enabling us to leverage over $7.7 million additional dollars into Troy’s community through private, federal and state sources. We are very proud of the work we do and the benefits that it brings to Troy.  However, we could not do it without those of you who support us – through the tough times as well as the good times.  You are all extremely valued partners in our success.   Your dedication to the well-being and health of our community is greatly appreciated.

If you haven’t yet joined the list of supporters, it’s not too late!  Click on the link here and you too can become an investor in Troy’s future.


Thanks to all our donors in 2010! 
Betsy Voss, Mike Esposito, Shevy Law Firm, Hon. Roy McDonald, Hon. Ronald Canestrari, John Madden, Jr., Judith A. Barnes, David & Katie Haviland, Sunmark Federal Credit Union, Doug Kallenburg, John Nigro, Linda Mappes, Northeast Health, Chet & Karen Opalka, Jacqueline Witbeck, J.W. Pfeil & Company, SEFCU, Pioneer Bank, Commission on Economic Oppportunity, Kevin & Pat O'Bryan, Hon. Kathleen Jimino, Michael Danforth, Robert Burke, Wally & Jane Altes, Pattison, Sampson, Ginsberg & Griffin, Legal Aid Society, Seton Health, Massry Charitable Foundation, Lynn Kopka, Robert & Janet MacLasco, United Group of Companies, Arthur Ross, Emma Willard School, NeighborWorks America, Hon. Edward Spain, TD Bank, Robert Miller, John Murray, Hannaford, United Way of  Greater Capital Region, Robert Gamble, Omni Housing Development, Don Fane, The Community Preservation Corporation, First Niagara Bank, Garrett Degraff, Joseph Fleming, Architecture+, NBT Bank, Rensselaer County IDA, M & T Bank, Groff Networks, Alane & Paul Hohenberg, Key Bank, William Schroeder & Wendy Pattison, Kim & E. Stewart Jones, Jr., Ken & Dorcas Rose, Lynne Gelzheiser & Wayne Metsch, Capital District Community Loan Fund, Rensselaer County Chamber of Commerce, Gwen Krause, Charles Freihoffer, Anonymous, Marie Gavazzi, Rensselaer Polytechnic Institute, Unity House, Chris & Bridget Ball Shaw, Ken & Sandy Salzmann, Kim Mazor, Hon. Randolph Treece, E.H. Nash, Mark Pattison & Laura Amos, Mozella Irving, Anthony Cardona, O'Connell & Aronowitz, John G. Stewart, Nina Pattison, R. Mihran Mooradian, Warren Fane, Jodi Flood, Barbara Higbee, Bartle, McGrane, Duffy, & Jones, The Community Hospice, John McCann, Anne Patnode, Dreyer Boyajian, Lisa Barone, Jack Casey, John Casey, Hon. Peter Grimm, Sandy Gull, Christine Nealon, Katherine & Calvin Young, Hon. Matthew Turner, Monica Kurzejeski, Carl Erickson, Key Bank, Patrick Madden, Kaleel Jamison Consulting Group, Bob & Robin Cuddy, Ann F. Ellery, Hilary Lamishaw, Turner Construction Company, O'Bryan Family Foundation, Bank of America, Thomas McGuire, First United Presyterian Church, HSBC, Trustco Bank, Key Foundation, Citizens Bank, and State Farm.

The Value of One

2232 5th Ave

Revitalizing Community
One Piece at a Time

There will be a new look on an old house at 2232 5th Avenue in Troy. TRIP recently purchased this four-unit, architecturally-interesting but long-neglected building. We are in the process of doing a complete rehabilitation of the building with plans for a ribbon-cutting in Spring 2011.

When finished, there will be upgraded, energy efficient units for tenants at affordable prices, a new appealing facade that will improve the street scape for neighbors as well as passersby, and another property will have been returned to the City's tax roll. It sounds simple and on the face of it, it is. The actual project, however, is a huge endeavor requiring lots of staff planning time, securing adequate financing from a variety of sources, coordinating various partners, architectural plans, contractor bids, and ... that's before rehabilitation can even begin!

2232 5th Ave. Rendering by Randy Rumpf

Despite the difficulties of taking a simple idea through its very complex implementation from beginning to end, we know its the right thing to do. We believe in the value of one in community revitalization: that the transformation of one blighted building into a productive, viable property benefits the entire block; that investment in one building can encourage other property owners to invest as well; that a well-cared look of a building can attract renters who likewise want to take care of it.

Through TRIP's HomeOwnership Center, this same philosophy -- the power of one -- underlines our homeownership education and landlord training programs, among others. The addition of one responsible homeowner or landlord adds to the fabric of that community.

TRIP could not help to revitalize Troy's communities without its many partners over the past four decades of our existence. We appreciate the support from so many people, organizations, and companies. And we hope that you will continue this support by making a donation today. Thanks.

To make a donation by mail or online, click here.

We Give Thanks

Rev. Willie Bacote and E. Stewart Jones, Esq.

This year's TRIP/RCHR Annual Homecoming Dinner on Oct. 20th was once again a great success.  The Troy Treasure Award was given to Rev. Willie Bacote of Missing Link Ministry. The Citizenship Award went to E. Stewart Jones, Esq. Both of these men give of their resources to our community in countless ways. Guests were entertained by MC Jack Casey who even wrote some songs for the occasion.

 

TRIP's Executive Director Patrick
Madden with E. Stewart Jones, Esq.

The stories and the laughter were wonderful. A video presentation highlighted the evening and then it came to a close with a beautiful testimony from a homeowner who shared her story and gratefulness for the work of TRIP in her family. It was an extraordinary and inspirational night. Thank you to all who made it special and to those who support the work of TRIP.

If you would like to volunteer your time to help with planning next year's dinner, please call 272-8289. 

  

Energy $aving$$$ Programs

Here's a conundrum:  it costs money to save money... on energy expenses, that is! While it's obvious that energy conservation measures can reduce your utility bills, many of us wonder how to afford the up-front costs. Here are several options:

Federal Tax Credit for Energy Efficient Home Improvements

If you are ready to do energy efficient home improvements, don’t miss the boat on the federal tax credit which expires on December 31, 2010. The credit is for 30% of the cost of improvements up to $1,500. Only work done in existing homes that serve as one’s principal residence is eligible. New construction and rentals do not qualify. There is no upper or lower limit on income for the energy efficient tax credits.

• Eligible home improvements include HVAC (heating, ventilating, air conditioning) work, biomass stoves (including wood and wood pellets), insulation, roofs (metal and asphalt), water heaters (non-solar) and windows and doors. Tax credits are available through the end of 2016 for solar energy systems, residential wind turbines, and geothermal heat pumps.

• Tax credits are being administered by the IRS (www.irs.gov/contact).

• To apply to the credit, you need to file IRS Form 5695 and submit it with your 2010 taxes, due April 15, 2011. You should save your receipts and the Manufacturer's Certification Statement for your records. For more information, see http://www.energystar.gov/index.cfm?c=tax_credits.tx_index

Financing Home Improvements

Work that is performed by a participating Building Performance Institute Accredited Home Performance Contractor qualifies for financing through any of the options listed below:

1. ENERGY STAR Financing (1 and 2 family owner-occupied only)

Low-interest ENERGY STAR Financing is offered through the Home Performance with ENERGY STAR program. Your contractor can supply you with the current interest rate.  The following conditions apply:

* This is an unsecured loan, not a second mortgage or equity loan.

* The limit on the loan is $15,000 or $20,000, depending on your credit score.

* You can select a term of 3, 5, 7 or 10 years.

* Financing is available to owner-occupied 1- or 2-family homes.

2. New York Energy $martSMResidential Loan Fund

Energy $mart Loans are offered through a network of Participating Residential Loan Fund Lenders servicing New York State. The following conditions apply:

* Loans up to $20,000 ($30,000 in the Consolidated Edison service territory) may be obtained on a secured or unsecured basis, at the option of the Lender and the Borrower.

* Your interest rate is bought down by up to 4.0% or 400 basis points, reduced as low as 3.0%, for a term up to ten (10) years.

* Procedures and conditions may vary by Participating Lender, and by loan.

Eligible Improvements for 1-4 Family Homes are those Eligible Measures and Accessories that have been determined by NYSERDA to meet the Home Performance with ENERGY STAR® Program guidelines.

3. Homeowner Financing Incentive

If you choose not to use either ENERGY STAR Financing or the New York Energy $martSM Loan Fund, you may be eligible to receive 10% of the cost of eligible energy efficiency improvements, up to a maximum incentive of $3,000.

4. Additional Incentives Based on Income Eligibility

Households with an income equal to or lower than 80% of state or area median income, whichever is greater, can receive additional financial incentives through Assisted Home Performance with ENERGY STAR®. That's an income of nearly $60,000 a year for a family of 4 in most counties and higher in several downstate counties. If you are income-eligible, you may receive assistance to cover up to 50% of the cost of energy improvements. Contact Energy Finance Solutions at 1-800-361-5663 to see if you are eligible.

Single Family: The building occupant's income must be less than or equal to what is listed in the income guidelines for the number of people living in the household. A 50% subsidy up to $5,000 may be available.

Renters: Income-qualified tenants can receive up to a 50% subsidy towards the purchase of ENERGY STAR appliances and lighting or other energy-reducing products. Use the income guidelines to determine if you are income-eligible.

2-4 Family Building Owners: Assisted Home Performance with ENERGY STAR will perform work in 2-4 unit buildings where either the owner is income qualified and occupies one of the units, or tenants are income-qualified. An income qualified owner that occupies a unit in a 2-4 unit building can receive a subsidy of up to $5,000 for the whole building without any income verification required for the tenants. A higher subsidy, up to a total of $10,000 per building, may be available if tenants also are income eligible.

So get smart and get energy savings.  For more information, go to http://www.getenergysmart.org/. 

Troy Grants for Home Improvements

(Troy – November 4, 2010) Mayor Harry Tutunjian announced the city has been awarded a grant from the Affordable Housing Corporation (AHC) in the amount of $300,000 to improve 100 homes in South Troy. Combined with matching $200,000 from the city’s Community Development Block Grant (CDBG) monies, this money will be used towards improving 50 single-family and 50 two-family homes. 

“Earlier this year, I announced the city would be taking an innovative approach to neighborhood revitalization by targeting two areas for infrastructure improvements and neighborhood sustainability projects. These grants for exterior rehabilitation will create a better quality of life and improve neighborhood viability for one hundred homes,” said Mayor Tutunjian. “By revitalizing neighborhood infrastructure and quality of life the city will be in a position to market itself to new homeowners seeking to purchase a home in an area that provides safe neighborhoods and quality basic services.” 

"It is wonderful to see the diligent efforts of the various neighborhood groups, myself, and the Mayor pay dividends in the awarding of these facade grants to continue the initiative to improve South Troy. I will strongly advocate our homeowners in District Six participate in this program that will enable the property improvements essential to maintaining and improving the quality of life in our South Troy neighborhoods," Councilman Gary Galuski (D – District 6). 

Earlier this year at the Mayor’s direction, the city’s Department of Planning and Community Development unveiled an innovative plan for the city’s CDBG monies in the new Five Year Consolidated Plan. This plan will invest $5 million over the next five years in South Troy and North Central neighborhood areas and received City Council approval. 

Back then, Tutunjian noted that $1.2 million is budgeted for what’s being termed the “South Troy Reinvestment Area” to pay for various projects including housing and street improvements, new playground equipment, better sidewalks, more efficient and safer lighting, building stabilization where feasible, vacant building demolition where necessary, and handicapped accessibility projects. This area includes all the neighborhoods from Canal Street south to Main Street and from 1st Street east to 4th Street. 

Additionally, Tutunjian’s recommendations continued funding quality of life programs such as the Neighborhood Improvement through Code Enforcement (NICE) that focus on specific neighborhoods in an intensive effort to correct minor and/or exterior violations before they develop into blight. 

Upon receipt of the grant, the city will develop an application process to determine income eligibility, which cannot exceed 112% of the median income for that census tract. Awarding of the grants will then be determined by the type of project and may include rehabilitation of porches, steps, exterior painting, roof repairs, among other options. 

It is anticipated the city will announce the opening for applications in Spring 2011.