“My Two Cent” – January 2020

Tim Doherty, Executive Director

As I write these words in December, we have just been notified that Project Freedom has won the Low Income Housing Tax Credit award for our new Hamilton project to be known as “Freedom Village in the Woods”.  We still have to obtain a Federal Home Loan Bank Award, which we hope to apply for this coming Spring.  This project will mark our twelfth housing community that Project Freedom has  created.  All our housing is barrier free, making life a bit easier for someone who uses a wheelchair, yet it is also appreciated by someone who is not physically disabled.

Previous special needs housing has been designed for the individual in mind—someone who would live alone.  Group homes were formed that would put three or four individuals together, strangers in reality,     creating a family of sorts, each “family” sharing a single family home.  This model continues today, but     really doesn’t guarantee the independence that many people really want.  Making your own decisions,    and choices, is really what independence is all about.  Our housing, because it is leased based housing, provides a greater ability for the individual to preserve their housing independence by not risking their housing option if they need to change their service provider.

More and More, our housing has evolved into real family housing—not just one bedroom units for single individuals.  Our housing also includes two bedroom and three bedroom units, creating family environments for those who are disabled, and not disabled.  This now creates a new dynamic and greater integration for the person who does have a disability.  Real neighborhoods begin and relationships develop, creating a more natural environment for people to live.   People start to think about their neighbors—maybe even worry about them if they deviate from their normal routine.  They learn their kids’ names and other family members, and often share home baked goods.  That is really what being part of a community is all about.

Over the years, I have seen so many success stories from our disabled tenants.  One such person, who used a wheelchair and lived in a second floor apartment, had to crawl up an outside stairway in order to get into his apartment.  Needless to say, when he moved into one of our barrier free units, it allowed him to access his apartment without that indignity.   I have also seen how our young consumers become more  responsible, maturing by having to make their own decisions, however small they may be at first.  I know in our own family; it is gratifying to see how Jen has become so independent—and more confident in handling her own issues.  This is how we all learn to become responsible individuals—by having the  opportunity to make those decisions and learn from those outcomes.

So, as this new year begins, we look forward to continuing the journey of creating more barrier-free housing that creates an independent environment for everyone.  This year, we hope to open our West Windsor and Gibbsboro developments to new consumers who have the dream of a nice, safe place to live.  One that will allow everyone to become independent.  

Have a Happy New Year.


“My Two Cents” – February 2019

So, last month I talked about the scams that are often put upon the disabled and senior communities, and I would like continue that dialogue.  By the way, these don’t only apply to seniors

Tim Doherty, Executive Director

and disabled people; they apply to everyone, and they come in a variety of methods and modes.

Phone Calls:  You may get a call from someone who says they are from Microsoft and have received an alert from your computer that you have a virus, and they want to get your password so that they can fix it.  So, you give them your password and all of a sudden nothing works on your computer,  or, worse, they now have access to all your data on your computer like other passwords, maybe credit card numbers, or social security information.  Usually, legitimate computer agencies do not call you, YOU call them.  Hopefully you contact the phone number of the real organization for help, which can be verified before giving out information.  By you making the call, you helpfully have verified the legitimate contacts for Microsoft ( or whoever ) to address your problem.  Furthermore, if you have been using your computer and haven’t had any issues, chances are the call you got was bogus.

Also, some callers will say they are from IRS or some other company and that you are past due on your bill, and so they are willing to take a payment over the phone.  Never give Credit Card numbers information over the phone unless you have already verified the number and agency.  IRS will NEVER call you, they do everything through the mail; so if someone says they are from the IRS, hang up immediately.

Computer messages:  Again, you may get an email that looks like it comes from Apple or Microsoft, and it may say that you have won a free computer; and in order to get it, you just need to fill out an online form that asks for your social security number and a credit card number.  Again, don’t respond to this email, better yet don’t open up any emails that you don’t recognize the email address.  This is, again, another way to get personal information and or infiltrate your computer.  Once in, they can manipulate and monitor your emails from afar, reading everything you send or get via email.  ONLY OPEN UP EMAILS THAT YOU RECOGNIZE THE EMAIL ADDRESS.  Delete all the others.

Online Purchases: Today we all buy stuff on the internet using our credit cards.  For these purchases only buy from sites that you know, such as Amazon, or from major stores like Best Buy or Walmart.  National brands will have secure website, and only use a credit card, NOT A DEBIT CARD.    Credit cards offer some protection for your purchase for which you can dispute, or send back for a credit if not satisfied.  Debit cards are like cash, once you purchase, it will be hard to get your money back, regardless of the reason.  Credit cards have what is called,” Dispute Resolution” and will do an investigation about the purchase and usually will support you with any returns. 

Finally, there is an old adage that says, “Whatever seems too good to be true, usually is (too good to be true) and therefore unrealistic and false.  And always back away from anyone or anything that has to be done, right away or on the spot, these are usually scams.  Legitimate vendors will be glad to let you think about a purchase before making it.  Most purchases can be held off until the next day, so that you have time to do some research and think about the issue.


“My Two Cents” – October 2018

Tim Doherty, Executive Director

In early October, HMFA will be putting on the Governor’s Conference on Housing. This is usually a three day affair in Atlantic City, and it gives businesses and agencies such as Project Freedom the opportunity to see the latest products and services in the housing industry, but to also attend the various learning seminars on housing management and financing. It is also an excellent opportunity to meet face to face with HMFA and DCA officials, staff and other agencies, that impact affordable housing in New Jersey.

This year I have been asked to be part of a panel on Supportive Housing in New Jersey, which I have done in the past. This kind of workshop is very timely now since the affordable housing industry has recently faced some significant changes due to the Federal Tax Reform Act passed last year. That act significantly de-valued the price for Tax Credits by lowering the corporate tax rate from 35 % down to about 15 %. The net effect was to give a tax break to most corporations, who previously would invest in Tax Credits as a way to reduce their federal tax burden. Since taking effect last year, this new law has significantly lowered the price for tax credits ultimately reducing the total paid by as much as $ 500,000.

For Project Freedom, that reduction in total price paid put a big hole in our financing for our Gibbsboro project. Our investor syndicator did help by scrambling to find some other funds such as the penalty money paid to the Justice Department for claims against some of the largest banks. However, that money was limited and did not provide all the needed funding for this project. We had to do extensive value engineering to our buildings, that is to say, to give up some amenities, so as to bring the cost of the project more in line with our budget or available funds. Now under construction, we are hoping that we can save all of our contingency money so as to put back some of those enhancements.

Couple that issue with the fact that the State of New Jersey’s Budget continues to run a deficit with expected revenues to fall short of the expected spending. In addition, our new governor, Phil Murphy continues to want to increase spending for other social programs without really knowing that the funds will be there for their expense.

Finally, although many towns have settled in court on their Affordable Housing plans for the third Round, there are a number of new proposed bills in the legislature that will impact getting new affordable housing completed. Without giving the bill numbers here, one bill was to have every proposed project do an extensive, and costly, feasibility study before moving ahead.  Another bill wanting to eliminate the PILOT programs that reduce the real estate taxes paid by these affordable housing projects. A third bill would require using Davis Bacon Wage scales to all construction projects that are funded with any federal or State funds. This alone provision would increase the cost of the projects by 30%, and thereby reduce the available funds for more projects.

So, with the fact that the Towns have had to go through the courts in order to get approval of their housing plans, many now are asking for the return of COAH. Funny, what goes around comes around.

“My Two Cents” – September 2018

Tim Doherty, Executive Director

Every year, Marion and I and Tracee Battis, our Director of Housing Development, attend the Governor’s Conference on Housing, which is  always held in Atlantic City.  Now I know what you are thinking, not much work goes on during that time, but probably lots of gambling.  Not so with me however.  I learned a long time ago that no one wins against the House.  So, what I usually wind of doing is spending those dollars in the gift shop rather than at the blackjack table.  At least that way, I bring home something for my son or daughter.

This year, I have been asked to be a part of a panel discussion on Supportive Housing.  That means that I have to actually prepare a powerpoint presentation about Project Freedom Housing and why we think our housing is a preferred design when compared to other alternatives.

This is easy for me to do, since I live this job every day, and have a good idea as to what is successful and what is not.  And the truth is it is really simple.  Project Freedom housing is barrier free design, makes it easy for anyone to live in one of our communities.  Whether you use a wheelchair or not, anyone can appreciate the functionality that our housing creates.  Our units are larger than most, to accommodate a wheelchair; usually one story, or if two story, provide elevators in each building.  They have lowered kitchen cabinets, ADA appliances, use sustainable outside  materials and are Energy Efficient to the latest Energy Standards.  Today, our new units are even LEED’s certifiable. 

But I think the most important part of this story, is that our units are built with the understanding that we are creating the most independent environment possible.  Our homes are for those individuals who are capable of independence and in making their own life choices.  They are not group homes, that are run by one agency, which have caretakers that oversee everyone’s actions.  Now don’t get me wrong, there is nothing wrong with the group home model, which does fit a certain target population.  But our units are for that person, who although may be severely disabled, can make their own free choices, and can therefore live an independent lifestyle.  All our tenants have leases, which give them certain rights and responsibilities for their apartment.  They pay a rent, and for that, Project Freedom provides good housing, shovels the snow in the winter, and cuts the grass in the summer.  We also fix anything that goes down in the units under normal course of business.

In the old days, prior to Project Freedom housing, the choices were very limited to someone who uses a wheelchair.  Either a nursing home or hospital were all that was available.  Not a good choice for someone in their twenties. 

Now however, things are different.  Our housing model has spurred other developers to at least build more units that are accessible within their market rate housing.  That housing, along with our barrier free housing model are helping to increase the choices for independence that all people what to enjoy.

“My Two Cents” – August 2018

Tim Doherty, Executive Director

“What goes around, comes around.” 

“What once was old is now new.”       

I am sure we have all heard theses phrases before, so you won’t be surprised when I tell you that I am referring to issues revolving around Affordable Housing in New Jersey.

Yesterday I attended an open hearing of the Assembly Committee Housing.  The committee members were called together by chairman Benjie Wimberly (D. Passaic) to discuss the state of affordable housing and the complaints of several Towns about the burden that affordable housing will place on their towns.  This is the result of COAH not passing third round rules back in 2015, so the Towns have had to go to the Courts to resolve these issues.  Most have settled with Fair Share Housing and have had their affordable housing plans approved by the Courts, however with numbers that they still don’t like.  And so, a call for a return of COAH to administer these plans and settle these issues.

That would be all well and good, if COAH had been allowed to work as it originally was set up.  In the early days, the COAH board was a bi-partisan Board and would work with towns to discuss their affordable housing issues and ultimately arrive at a settlement.  However, the towns still railed against having to do their housing obligations, so then governor Christi’ sought to marginalize COAH to the point that it was no longer able to function.  Ultimately, The Supreme Court ruled that until COAH is reconstituted, Towns would have to have their housing plans certified by the courts.  So that is where we are today.

Settling through the Courts was always an option, however today it is the place of last resort, so that Towns now must finally settle, establish their plans and then help to get the construction done.  This is what they don’t like.  At yesterday’s hearing, I heard a lot of statements from the members of the committee, as well as from the mayors of many towns, of how they support affordable housing      however they are worried that they don’t have sufficient infrastructure within their towns, to manage this new growth.  They fear overbuilding of the town, overcrowding in their schools, and higher taxes.  All this really without having any new construction being built yet. 

So, this clearly is still a very big issue for towns in New Jersey.  We are yet to hear about the new Governor’s position on Affordable Housing.  Will the Governor re-institute COAH or a like body that will take up these issues and remove them from the courts.  Or will he allow the process to run its course, through the judicial system, ultimately having judges making the decisions as a Town’s      affordable housing plans.

My experience has been that even when COAH was an active body, some towns would still delay, and throw up barriers as to why they couldn’t comply with the law.  However, with the issues in the hands of the courts, Towns have been forced to settle and move on.  My recommendation would be to stay the course, allow the Courts to do their job, and settle these issues.  No longer are towns     allowed to get away with delay after delay, hoping for some governor or new legislature to change the law.  Given some time, we will begin to see new housing develop that will ease the burden of those who need it.  Finding decent and affordable housing should be something that we should all support.

My Two Cents – July 2018

Well it’s that time of year again, when the Governor and the State Legislature argue over the State Budget, which must be passed by June 30.  If not, then the government is supposed to shut down.

Tim Doherty, Executive Director

Now the Governor has said that he doesn’t want to pass a budget that doesn’t have a realistic forecast that shows that the revenue to support the budget will indeed come in.  He acknowledges that other governors have played games with the budget, often presenting very optimistic forecasts as to the amount of revenue that the State would generate, only to fall very short of that forecast,  thereby having a severe shortfall at the end of the year.   This is why he advocates for higher taxes which only further burden the citizens of New Jersey– A state that is the sixth most expensive state in which to live.

The opposition both from the Democrats and Republicans are urging some combination of tax cuts also with some tax increases.  The problem is that the Governor has laid out such ambitious goals and has promised increased spending almost across the board, that there doesn’t seem to be any amount of money sufficient to pay for his new programs.

Along with this scenario, is the fact that the Governor wants to confiscate the money which is still in the municipal housing trust fund accounts, to help balance his State budget.  These funds were raised as fees paid by for profit developers when they build commercial and market rate housing.  They cannot be used for anything else but affordable housing, however, in the past governors have taken similar monies from dedicated fund accounts.  Witness the gasoline tax, which was only    supposed to fund repairs to our roadways, but has often found itself being put into the general fund to balance the budget.  As a result, this past year, that tax was raised.

Furthermore, as a result of the Supreme Court’s ruling with regard to COAH and the municipality’s affordable housing obligations, municipalities need those funds more than ever now, in order to fund their required housing needs.  Without these funds, towns could legitimately tell the court that they are unable to comply because the State has confiscated their housing trust funds.  These funds   survived the several attempts of the Christi Administration to scarf them up, so it would be a shame for the new Democratic governor to now arbitrarily do that now.

So, a call to action is needed.  Call you State lawmakers and tell them that you don’t want those funds put into the General Budget but to be used for what they were intended—and that is creating more affordable housing.


“My Two Cents” – June 2018

Tim Doherty, Executive Director

From time to time, I write a column on the status of our affordable housing situation that is playing out now in New Jersey.  Since the Supreme Court’s ruling that COAH was defunct in 2015, Towns have been required to work out their “Round Three” obligations in the courts.  Most towns have settled, and have entered into an agreement with Fair Share Housing but still a good many have not, so this process now is shaping up to be a rather lengthy one.  Based on recent court rulings, especially one from Judge Mary Jacobson, in Mercer County, the courts are not    letting the towns off the hook—with many judgements requiring more units than if the towns had settled their cases in the first place.

In many of these settlements, the Court is requiring that the Towns provide the “ reasonable opportunity “ for housing to be built, which also mandates that the Towns provide some kind of financing, or contribution to these projects, in order for them to truly be built.  Many towns have used their affordable Housing Trust Funds for this financing, and as a result have no moneys left for future housing needs.  About half of the towns have not completely used up their funds, and as a result the State of New Jersey estimates that there is about $46 million in these municipal trust fund accounts which could be used for that purpose.  These funds were raised when A500 was passed and allowed the municipalities to charge a 2% fee on all commercial new construction.  The law specifically mandated that these funds had to be maintained in separate accounts and could only be used for the creation and support of affordable housing.

Two years ago, then Governor Chris Christi tried to take those remaining unused funds to balance his State Budget, however the Courts ruled against his doing so.  Many towns also placed those existing funds into new accounts, which were not reported to the State.  Now, when towns very much need these funds to complete their affordable housing plans, the present governor, Phil Murphy, is again trying to take those funds to offset his current State budget deficit.  His plan is to move those funds over to the Department of Human Services which would thereby reduce what he would have to provide from the general State budget—not what the funds were intended to be used for.

Now we have heard this kind of proposal before.  The legislature will pass a particular bill to remedy a specific need, but then when some other perceived crisis seems to occur, the moneys are funneled back into the State general fund, where the Governor can use as he pleases.  This is simply not right.  The Affordable Housing Trust Fund moneys should only be used for their stated purpose—that is to build affordable housing—not to be a substitute for the funding of a specific State Department or agency.

Now this argument is hard for me to make, since funding Human Services is something close to my heart and the consumers and tenants of Project Freedom.  However having a place to live is equally important, and  using these funds to replace original Human Service funding is not what should be done.  Some would call this process, “sleight of hand”  or robbing “Peter to pay Paul.”  Also, it is disingenuous to change the purpose for taxation, from its original intent, to then use those funds to shore up the State budget.  The Legislature needs to tell Governor Murphy, NO, that these funds need to be used only for the creation of affordable housing, otherwise New Jersey will continue to fall further and further behind on this issue, and towns will never have the resources to fulfill their stated housing plans.


“My Two Cents” – May 2018

Tim Doherty, Executive Director

Project Freedom continues to grow our housing units by partnering with several   local municipalities in Mercer County as well as those from across the State.  Over time we have modified our housing design and amenities to better reflect the needs and wants of our tenant consumers.  Our target population has also changed from strictly the physically disabled to also include “regular” non-disabled folks and their families.  So, now, we do house families with children and folks who may not be  disabled.  This is because our State, New Jersey, like so many other states, have recognized that inclusionary housing, that is disabled and non-disabled provides a better more natural and wholesome environment for everyone to live.

Although recognizing this kind of change, we still have continued to make our disabled population a priority.  That means we continue to build and design all of our units as accessible, so that someone who uses a wheelchair can easily manage any of our apartments.  Anyone can use the roll in showers, the lowered  countertops and the accessible kitchens and appliances.  Our overall site topography is also created so that there are no serious hills or slopes for which a wheelchair would find difficult to manage.

We also are trying to use less land as the large sites are also much more expensive to develop….more roads and sidewalk to build and maintain.  So, in order to maintain our numbers, we are designing a three story building, with elevator, that can provide cost savings overall.  We are hoping that these changes will enhance our building design while creating a lower overall cost.

The emphasis on cost reduction is because of the change in the new Federal Tax Law, which has reduced the tax liability for large companies and investors from 35 % to 21%.  By doing so, this change has reduced the value of the Tax Credit pricing over .05 Cents on the dollar, which overall can mean we lose about $500,000 for our projects.  This loss means that we need to become much more efficient, overall, when   budgeting for our projects.  The trick here is to figure out what to eliminate without compromising quality and valued amenities.

By building a three story building, rather than a two story, and reducing the total number of buildings from six to four, we hope to save around 20% of the cost of our project costs.  These are changes that we need to do, in order to keep within our available funding.  Along with these negative pressures on funding, we are seeing more and more demands from local towns to fulfill their affordable housing requirements, which is a positive change.  The Affordable Housing issue is currently being dealt with in the courts, with judges       negotiating the final numbers.  And from what we are seeing, those towns that don’t settle along the way, are getting higher final quotes on housing than they like.  This is what is fueling the current demand for   affordable housing in New Jersey towns. 

So, Project Freedom continues to change and adapt to the current housing market in order to continue to serve our Mission. 


“My Two Cents” – February 2018

Tim Doherty, Executive Director

As we start the new year (2018), it has been over two years since the New Jersey Supreme Court took the power of making decisions regarding affordable housing, out of the hands of the COAH Board, and into the respective courts of jurisdiction.  So, the question to be asked and answered is has this been a better alternative moving us forward, or has it just delayed and set the affordable housing issue back to the drawing board.  My answer to that is that some progress has been made although it has taken a lot of time to get where we are right now.

A little history is in order to set the stage.  Sometime in 2008, the COAH board had set out to establish its third round of rules for affordable housing.  This had been done twice before, ergo first round and second round.  The third round rules passed however were challenged in the courts and after several years, portions of those rules were rejected, and a portion was upheld.  COAH then   attempted again to revise their rules and after several false starts, a new set was proposed by the administration, who was under the judicial gun to make a decision.  Finally, the COAH Board did vote to turn down those proposed rules, in spite of the courts pressure, which brought the issue before the NJ Supreme Court.  That Court decided that COAH, now was defunct and not able to operate, so that all issues of affordable housing would have to be solved within the court of jurisdiction for that town.  As a result, most towns filed their declaration of judgement in court, which has given them   immunity from a builders lawsuit until their cases could be heard.

So, that is what has been going on for the past two years, with towns having to submit their new   COAH plans which now are to go to the year 2025.  ( 2015 to 2025 – 10 years ).  Some towns have combined their efforts to fight these new requirements, while others have worked to settle.  Overall, the majority of towns have worked to settle these lawsuits by submitting their new affordable housing plans.  As a result, Project Freedom has gotten called into some of these towns for new future      projects.  One of those new towns is Robbinsville, coincidently where Project Freedom built it’s very first housing project.  Another town is Hamilton, again where we also have a presence.  Both towns recognize the demand for barrier free housing, and have been supporters of our disabled clients. 

This certainly is gratifying to know that these two towns think that much of Project Freedom to include us in their new housing plans for the future.  This is also a result of having the issue of affordable housing finally being settled within the structure of the court system.  In the past, when the Towns would come before COAH, they could easily delay their responses and would take months if not years to address what should have been settled months earlier.  And since COAH had no real police power, there was basically nothing that COAH could do to make them comply.


“My Two Cents” – January 2018

As I write these words, it is the day after Christmas, so all the parties, have come and gone, with only memories of those good times.  It indeed has been a wonderful year, for which we at Project

Tim Doherty, Executive Director

Freedom have a lot to be thankful.  This year, we obtained our funding for two new projects, one in West Windsor and one in Gibbsboro.  Staff will soon be working to make them a reality, which will provide needed barrier free housing for many of our consumers.  We must have had our guardian angels working overtime for us to win those funding awards this year, which was quite extraordinary.

And speaking of Angels, at Project Freedom communities we have always been grateful for our “community angels” throughout the years, who provide special programs to our consumers throughout the year. 

  • At Robbinsville, The Resurrection Lutheran Church gives gifts to tenants at Easter as well as hosting our Thanksgiving dinner and Labor Day picnic, open to all tenants there. 
  • In Hamilton, the Nottingham Women’s Club donates a $25 Gift card to all the tenants there at Christmas Time.
  • In Hopewell, Merrill Lynch provides a ” Giving Tree” with Christmas gifts to each family there as well as food for many families during the Thanksgiving holiday.
  • Our Woodstown Community had a holiday food delivery to several tenants thanks to Franklin Savings Bank, and the Woodstown Police Department, and Meals on Wheels provided large gift bags to their Meal recipients.
  • In Lawrence, the Menges family donated personalized gift bags for all our tenants there, as well as helped with our annual Christmas party. They, along with Deborah Hospital donated Christmas gifts for our Chinese Auction, allowing many tenants to go home with more than one gift.  The students from Sommerville High School come down to help serve as waiters and waitresses, and escort tenants home or deliver gifts to those who couldn’t come out.  We even had the Lawrence Community Band give a holiday concert, with attendance from our other Mercer County communities, for a great night of Christmas music. 
  • In Toms River and Westampton, our two newest communities, PFI has provided the means to hold a Christmas party so all could enjoy the holidays.

So, a lot to be thankful for.  For me, these things don’t just happen.  I am pleased to have a great staff, who orchestrate, coordinate and work, those days….all with a smile on their faces, to provide these memorable events.  So, I would like to give a big “thank you” to them:  Lawrence: Joanne, Brie, Ross, Joe and Johnny; Hamilton and Robbinsville:  Jackie, Melinda, Mary, Esther, Judy, Dana, Maria, Doug, Ed, John and Ron; Hopewell: Ceil, Jennifer, Jen, Frank and Damien; Toms River: Laurie, Joyce, Jim and Al; Woodstown:  Sammi, Arlene, Mike and John; Westampton:  Dara, Savanah, Tony and  Leonard.  And of course our executive staff: Norman, Steve,  Frank, Tracee, Marion, Heather and Sakina.

And finally, to our Board of Trustees, who consistently meet every month to provide support and     continue the mission of Project Freedom, now and into the future.  Many thanks to all.                   Happy New Year.