Thank You 2016 SAHMA Sponsors 


Murfreesboro, TN ·  Tuesday, April 19 - Wednesday, April 20
*Add-Ons: Monday, April 18  

Embassy Suites Murfreesboro | 1200 Conference Ctr Blvd, Murfreesboro, TN 37129 | 
(615) 890-4464
Click Here to Make your Hotel Reservation Online

Room rate: $140 Single/Double
Hotel Cutoff Date: March 28th
Ask for the SAHMA Room Block to be guaranteed the special rate.
*Make your reservations early as the room block is subject to sell out
Parking: Complementary Self-Parking

Registration fees before March 29th:
SAHMA Member - $309
Non-Member - $409

Registration fees after March 29th:
SAHMA Member - $359
Non-Member - $459
*Registration closes on Tuesday, April 5th

Add-On Fee:
SAHMA Member - $209
Non-Member - $309

Attendees will receive a certificate of attendance that can be used for continuing education purposes 

 If you need assistance please call the SAHMA office.


Tennessee State Meeting for Affordable Housing Session Descriptions:

All Day Add-on: Preparing for a Management Occupancy Review (MOR)
We all know that it is just a matter of time before MORS return.  Have you placed your property on the shelf assuming that since you had a superior five years ago that your community doesn’t need attention?  This add-on is designed for everyone – whether you’ve never had an MOR or if your last MOR was a Superior.  The standards have changed, the players have changed, and it is more important than ever to be prepared NOW to ensure your community is ready when you get the call.

Add-on: Maintenance Workshop
Fair Housing for Maintenance and Safety on Site
½ day of Fair Housing for Maintenance: We will provide an overview of compliance with fair housing laws such as the Fair Housing Act, Section 504 of the 1973 Rehabilitation Act and Americans with Disabilities Act. We will focus on specific areas of fair housing that will allow maintenance personnel to avoid legal pitfalls that could interfere with the property’s compliance with the law.
½ day of Safety On Site: This presentation provides a good introduction to OSHA. Topics will cover; MSDS/SDS and their importance, Chemical storage and use, Moving heavy equipment properly, Crime and security issues, The need for and use of protective equipment, Requirements for the lockout/tagout kit and its use, Bloodborne pathogens and how to prevent infection, and Ladders and their use.

KEY: F=Family O/A=Owner/Agent TC=Tax Credit G=General SC/E=Service Coordinator/Elderly M=Maintenance

504 Roundtable/Panel Discussion 
Meeting the needs of disabled persons remains a highly contentious, highly-litigated area of fair housing that challenges even the best of property managers and owner/agents.  In this session, a panel of industry experts will discuss different approaches and perspectives of various Section 504-related topics.  The panel, with participation from the audience, will address challenging reasonable accommodations, sometimes-overlooked responsibilities, disability-related considerations for visitors and guests, and other tips for ensuring compliance with Section 504.

Bullying (F) (O/A)
Bullying is defined as the use of force, coercion or intimidation with the purpose of dominating others.  Bullying is a shift in power.  There are 4 types of bullying: Verbal, Cyber, Physical, and Emotional or Relational.  We will discuss the types of bullying as well as the effects of bullying and what you can do to recognize a bully and prevent bullying.

Challenges in Managing Layered Properties (TC)
The growing complexity of property financing, in particular the layering of resident eligibility, income restrictions, and other related tasks has raised the bar for management staff.  Compliance is the central administrative focus of affordable housing managers.  Are you ready to meet the challenges?

Changes with the Utility Analysis' (O/A)
Join the THDA staff for a detailed look at HUD's new requirements for calculating the Utility Allowances as required in Housing Notice H2015.4.   Topics will include how to complete the new utility baseline requirements, minimum sample size, UA decrease phase-in requirements, resident notification and posting requirements for comments, and required back-up documentation.   This will be an informative session for anyone who works with the rent increase process.

Community Investment Tax Credit Program (TC)
The Community Investment Tax Credit Program is a tool that may be used to assist in the development and preservation of rental and homeownership units in Tennessee.     Financial institutions may obtain tax credit from their franchise and excise tax liability for investments in eligible affordable housing activities.  This session will provide an overview of the CITC Program and how it may be used in the development and preservation of affordable housing opportunities.          

Dealing with Stress (G)
Stress is a common occurrence.  We all experience it every day.  Stress can either be labeled as “good” or “bad” stress.  During this session we will discuss the difference, different types of stress and ways to cope with stress.

Dealing with the Media (F) (TC) (G)
When your property suddenly becomes the center of negative attention, what do you do and how do you handle the media?  When a reporter zeros in on your company or community, you need to be ready. This “hands-on” session focuses on your need for successful interaction with the media with an emphasis on message development.  Through the use of video and a custom-produced scenario, you’ll receive the tools necessary to manage the media confidently, smoothly, and correctly during uncomfortable times. Highlights include:
     • Interview DO’s & DON’T’s
     • How to deliver your message
     • How to satisfy the media’s needs AND look your best
     • Q&A PLUS video feedback from a few participant interviews

Developing Tennant Selection Plans (O/A)
It has been years since you’ve had an MOR and your TSP hasn’t been updated this whole time!  There have been numerous changes that need to be incorporated into your TSP.  Join us for this session as we navigate the topics that must be covered, the topics that should be covered and the best way to address them all.

Enhanced Service Coordination (SC/E)
This session will discuss the evolution of the service coordinator program into the next level. The session will discuss the findings of the Lewin Group who did a study for HUD in 2013 as well as a white paper developed by the American Association of Service Coordinators which presented the possibility of using housing as a platform to launch supportive services and health care.

From Unbearable to Unbelievable: Transforming the Difficult Resident (F) (SC/E)
“You’re making my life miserable!”  “You lied to me!”  Residents say the darnedest things, and sometimes they say the unimaginable!  As professionals, part of the job is managing difficult conversations and minimizing explosive situations.  In this session, we’ll uncover the 4 most common resident personalities and what you can do to keep your cool and respond (not react) to even the most outrageous resident encounter.

HCMS Basic Training (O/A)
The success of staying up to date and compliant in the Tax Credit program relies on your ability to complete and submit your owner and tenant information correctly and by the due dates. This session will give you an overview of HCMS (Housing Credit Management System), the system that Tennessee Housing Development Agency uses to collect the Owner Annual Certification and Tenant information. Topics included in this session are tips on how to register and maintain users, request new properties, manually or upload tenant information, run reports on what you have entered, view previous year’s submission, troubleshoot or avoid common errors by keeping information up to date. 

Lease Up and First/Second Year Credit Calculations (TC)
This session will look at the difference between lease up for a acquisition/rehabilitation project versus a new construction and how the credits are calculated.  We will also look at different obstacles and opportunities in regards to both new construction and acquisition/rehabilitation.

Lease Updates (F)
Landlord/ Tenant Act with Latest Legislative Updates and Fair Housing Update
This session will cover Tennessee’s Landlord/Tenant Act with the latest Legislative updates.  Plus, frequently asked topics such as disposition of abandoned personal property, responsibility for personal items that are removed from the premises during judicial eviction and a question and answer session that addresses the immediate interest of attendees.  This session will also cover recent developments in fair housing.  The topics will include new proposed HUD rules and guidance on the VAWA, sexual harassment and the use of criminal records when making housing decision.  We will also discuss recent cases involving race, familial status and gender, as well as the latest developments in disability discrimination and failure to accommodate cases.  Attendees new to the industry and seasoned professionals should all find something useful in this session.

Maintenance - Work Smarter, Not Harder (M)
A 40-hour work week is like a dinosaur for maintenance professionals; it simply doesn't exist. But that can change, and in this session you'll learn 10 simple tips to get you back to normal and make each day more productive. If you are in need of a change, this is the session for you!

Make-Ready Maintenance (M)
Learn how to address one of the most important roles that a maintenance technician has at an apartment community: getting an apartment ready for a new resident. This 3 part presentation reviews the role that a maintenance technician plays in inspecting and scheduling a vacant apartment through to completion. We’ll also cover the role of the maintenance department regarding renewals.  Topics will cover: Scheduling and prioritizing maintenance tasks, Observation skills and strategies when turning a unit, Viewing the apartment as a product, Maintenance’s role with new residents and resident retention, Solutions to common problems, Loss prevention (move-out inventory), and How a make-ready checklist is an effective tool.

Marketing Your Community: No Money - No Problem! (F) (SC/E)
Who says marketing has to be expensive?  Developing a strategy takes creativity and a little effort, but ZERO DOLLARS! Communities need affordable solutions that produce real results, and this session has 10 of the most effective ideas proven to work.  If you're looking for a fresh take on securing more leases and renewals, this is one session you can't miss!

Novice Manager Training (G)
This two-part session is geared primarily for new managers who have been on site for (five) 5 years or less.  We will be concentrating on the release of HUD Handbook 4350.3, REV-1, Change 4, cash value and disposal of assets, repayment agreements, resident stipend, reasonable accommodations and a case study and preparation of HUD form 50059.  We’ll make time for discussion as well as questions and answers. 

The REAC QA Process: What to Expect (M)
The REAC Inspection is typically completed by an inspector who is a contractor to HUD, not a HUD employee. These contract inspectors are trained and evaluated by full time HUD/REAC employees called Quality Assurance (QA) reps. The REAC Quality Assurance process consists of several components. The best known of these, the ones that Property Owners and Managers are most likely to become involved with are the Collaborative QA visit (CQA) and the Limited Quality Assurance visit (LQA.) The CQA is what happens when a QA Rep shows up on the day of the inspection to walk with your REAC inspector. An LQA is the less common situation where a QA Rep visits your property as much as 30 or 60 days after your REAC inspection to assess the accuracy and validity of the original inspection. Either process can result in a surprise. We've heard uncorroborated stories of inspectors becoming so frustrated that they nearly comes to physical blows with their QA Rep. We've heard stories, or even been involved in an inspection where it seemed that the presence of the QA Rep seemed to make the inspector aggressive so that it seemed like the property's score dropped by 20 or 30 points. We've also heard stories of QA Reps advising inspectors to "go easier" and to not cite certain defects, resulting in a better property score. We know for a fact that, on rare occasion, an LQA visit has resulted in an inspection result being rejected, so that the property had to undergo a complete "do-over" inspection, getting a total of three REAC inspections within a 3 to 6 month period. This will be a complete discussion of all these topics, with open questions and answers throughout the session.

Preparing for a Tax Credit Audit (TC)
Session Description Coming Soon! 

Preventive Maintenance (M)
An ounce of preventive maintenance is worth a pound of cures for routine maintenance. Come to this open discussion and training of how to add value to your property through preventive ideas and programs. 

Resolving Incoming Discrepancies (F)
Are EIV income discrepancies ruining your day?  Do you see these discrepancies, throw your hands up and wonder where to start?  This is the session for you!  We will look at income discrepancies step by step in a way that will give you the tools to quickly review and understand exactly where the discrepancy is coming from and how to resolve it. 

Tax Credit Do's and Don'ts (TC)
Are you new to Low Income Housing Tax Credit program compliance?  Find out the dos’s and don’ts and what you should know from qualifying a household to preparing for an audit.

Walking a Mile in Their Shoes - Aging Simulation (SC/E)
Aging simulation sensitivity training workshop has been successfully leading the way to help people understand and cope with the changes of aging for themselves and their clients. By immersing participants into the world of the older adult, the aging simulation enables the participant to actually experience the daily challenges facing many aging or impaired individuals. Props, hands on activities and discussions create an environment of understanding, empathy and sensitivity to the aging process and the accompanying physical, social and emotional changes that commonly occur with age. 


 Click here to download the Tennessee State Meeting Agenda.



Click Here to Download the Sponsorship - Media Opportunities PDF

2015 Tennessee State Meeting

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