FAQs

OVERVIEW

  • The preliminary findings of the 2024 San Mateo County One Day Homeless Count and Survey found that 2,130 people in San Mateo County were experiencing some form of homelessness on the night of January 24, 2024. 1,145 of these people (54%) were experiencing unsheltered homelessness, residing on streets, in cars, in recreational vehicles (RVs), or in tents. 985 people were experiencing sheltered homelessness, residing in emergency shelters and transitional housing programs. 

  • Communities throughout San Mateo County, and the Greater Bay Area, have embraced Permanent Supportive Housing (PSH) for people experiencing homelessness.

  • For over 40 years, Episcopal Community Services of San Francisco (ECS) has been at the forefront of our community’s efforts to address the homelessness crisis in the San Francisco Bay Area.  ECS offers a broad range of essential programs that help the most vulnerable members of our community secure housing and economic stability. Innovative and client-centered programs include high-quality supportive housing, shelters, behavioral health counseling, housing navigation and problem-solving, workforce development and employment stabilization, senior services, and meal programs. ECS serves 13,000 people experiencing homelessness, extreme poverty, and food insecurity each year. 

    ECS has a long track record of successfully operating PSH programs, including helping to pioneer the first PSH program in San Francisco. Today it is responsible for operating over 2,000 PSH units,  including a 256-unit site in San Francisco, with over 95% of its residents retaining housing year over year. The cornerstone of ECS’ success has been its ability to establish authentic, collaborative relationships in the communities it serves. 

  • 721 Airport Blvd. will house single adults who are currently experiencing chronic homelessness (defined as homelessness lasting a year or more) in San Mateo County.

    Residents will be assigned to the property through the Coordinated Entry System (CES), which is a tool for assessing people experiencing homelessness, determining their level of vulnerability, and matching them with the appropriate resources and support to resolve their chronic homelessness. Factors considered include age, duration of homelessness, ability to meet daily needs, frequency of hospitalization, and other circumstances. Assignments are made by a committee of providers who are familiar with the needs of the person being placed, in order to best match people with the units available.  

    Outreach providers will engage with future residents prior to placement to build trust and a therapeutic relationship, then will transition them to the assistance provided by case managers within the supportive housing program.  

    These units are not on the open market and will not be advertised. 

  • San Mateo County has identified housing the homeless as a key priority. To reach functional zero in our County, we have identified the need for additional interim shelter and permanent supportive housing. The acquisition of 721 Airport Blvd. supports a “housing first” approach guided by the belief that people need basic necessities like food and a place to live before attending to anything less critical such as getting a job, budgeting properly or attending to substance use issues. 

  • Throughout the Bay Area, studies have consistently shown that 70%-85% of people experiencing homelessness in any given county were residents of said county before becoming homeless. San Mateo County also offers diversion programs which assist people with roots and interpersonal connections in other areas to regain stable housing in communities where they have more support.What is Project Homekey? 

    Project Homekey is an innovative state program to protect Californians experiencing homelessness who are at high risk of serious illness and impacted by COVID-19. The Homekey program is an opportunity to increase the supply of permanent housing available to people experiencing or at risk of homelessness. The State is providing grant funds to counties to purchase and rehabilitate properties to be used as interim or permanent supporting housing.

  • Housing First places people in permanent housing first, and then wraps them in the services they need to stabilize, pursue personal goals and improve their quality of life. This approach is guided by the belief that people need basic necessities like food and a place to live before attending to anything less critical, such as getting a job, budgeting properly, or attending to substance use issues. Additionally, Housing First is based on the principle that client choice is valuable in housing selection and supportive service participation, and that exercising that choice is likely to make a client more successful in remaining housed and improving their life.  

    The model has been evaluated extensively, with numerous studies demonstrating the success of the approach. 

  • The total annual operating expenses for 721 Airport Blvd. Are initially budgeted at $1,341,000 (ie: approximately $29,800/unit/annum). The median rental for a studio in our County is $29,160 annually.

  • Tenants will pay rent based on 30% of their actual household income. To supplement the affordable rents, the County will support tenants with housing vouchers.

SITE-SPECIFIC QUESTIONS

How was this site selected? 

The County was seeking a North County location that met certain criteria, including proximity of public transit, good general condition, unit size, and common space to allow for the creation of meeting rooms for onsite supportive services.

What services are provided on site? Are residents required to participate? 

One of the hallmarks of PSH is its service-rich environment. Residents will have access to intensive case management, workforce development, connections to behavioral health support, and benefits assistance, and will receive referrals to outside community resources as needed. There will be a 24-7 property management presence onsite, offered through a combination of front-desk staff and a live-in manager. 

Housing First is based on the principle that client choice is valuable in supportive service participation, and that exercising that choice is likely to make a client more successful in remaining housed and improving their life. Residents will not be forced to participate in services but will be actively engaged and encouraged through extensive outreach and rapport-building. Case managers work hard to understand the needs and motivations of each client, and the services offered are tailored to each client’s needs. Most clients do choose to participate in services. 

Additionally, research has shown that permanent housing not conditioned upon service participation results in better outcomes (including improved housing stability, reduced substance use, and improved mental and physical health) than housing models requiring services as a condition of residence. 

How do residents afford these units?

Rent in permanent supportive housing is capped at 30% of a resident’s income. The remainder of the rent will be subsidized through housing vouchers, which ensure the property receives market rate rents, thus providing financial sustainability for the supportive services and building operations. We expect that most residents, due to disability, will receive Supplemental Security Income, which in California pays a maximum of $910 per month.

Will residents have leases?

All residents will have individual leases. The initial term for the lease will be 12 months and they will be renewable per California tenant laws.

Will residents be working? If not, what will people do during the day?

Residents are not required to work in order to live in permanent supportive housing, but many residents do. Permanent supportive housing is intended as a place where residents can thrive and live well as members of the community.  How residents spend their time depends on each resident’s needs and interests, but this may include employment, visiting the doctor, connecting with family or friends, and pursuing personal interests. 

Will residents have cooking facilities? What other amenities will residents have?

We are planning to include a kitchenette for each resident, which will allow residents to store medicine as well as food to prepare meals. The building is also equipped with a community kitchen and shared dining areas that will be used for community gatherings and meals. For residents who need additional nutritional support, the services team will ensure access to food pantries, meal delivery, and other services. The building will also have community rooms for group activities, classes, and meetings, as well as two interior courtyards that will be beautified for resident enjoyment. The layout lends itself to privacy for residents with the primary entrance and exit being the main front door.

Are pets allowed? 

Property Management has a no pets policy, with the exception of service or emotional support animals that are approved by a licensed care provider in accordance with the resident’s disability needs assessment or reasonable accommodation request. All pets will adhere to County licensing and vaccination requirements.

How will these units accommodate people with disabilities? 

All units will be made ADA accessible. 

Will residents be allowed to use drugs? 

Consistent with the Housing First philosophy, the program will not mandate sobriety for residents, although illegal drug use will be prohibited onsite. Residents with substance use histories will be supported by a clinical services team to achieve their recovery goals. 

What is the success rate of getting people into alcohol and substance use recovery programs?

As this is a housing program, not a substance use program, substance use programming is not relevant to all residents.  

However, any participant who does struggle with substance use will receive individualized services to support their recovery goals, which can include individual and group counseling, referrals to detoxification, outpatient, or inpatient treatment, AA/NA groups, harm reduction coaching, and other appropriate interventions.

Further, permanent housing has been shown to decrease substance use even for those who do not immediately receive treatment. For many people who use substances while experiencing homelessness, substance use either began or increased as a way to cope with the trauma of homelessness, or as self-medication if/when they were not able to access treatment. Though many people will choose to engage in treatment, resolving homelessness and supporting access to alternative coping mechanisms and medical care is effective at reducing substance use even among those who do not immediately seek treatment. 

RESIDENT AND COMMUNITY SAFETY

How will you ensure the safety of residents and neighbors? 

The safety of our residents, staff, and the community is the highest priority for ECS. Residents will be expected to follow community guidelines, including a commitment to safety.  721 Airport Blvd. will also be staffed 24 hours per day, and residents will receive case management to pre-emptively de-escalate issues before they arise.  In addition, there will be monthly community meetings for residents to discuss and address any concerns. 

What kind of property management will be provided, and can you describe staffing in greater detail? 

A professional, third party property management team with permanent supportive housing expertise will be hired and there will be 24/7 property management on site through a combination of front desk staff and/or a live-in manager’s unit.  

There will be on-site case management and clinical services, primarily during regular business hours to serve as community liaisons to prevent and de-escalate any on-site issues. 

What will ECS do if someone has problems in the building or surrounding community? 

The safety of residents, staff, and the community are the highest priority for ECS. Residents will be expected to follow community guidelines, including a commitment to safety. They will also have lease agreements, which specify their rights and responsibilities as tenants. 

Because the residents will have long histories of homelessness, it is expected that some issues will arise as they adjust to their homes. The building will offer 24-hour onsite staffing to address any safety or security issues, as well as an experienced team of clinicians and case managers to provide more enriched support. Issues and disputes will be adjudicated in a trauma-informed manner. 

In the event that a resident is truly not a good fit for the program, the County providers work as a collaborative to transition them to a more appropriate placement. As a last resort, residents with multiple unresolvable lease violations or other serious infractions may be terminated from the program. 

What will you do if residents engage in illegal activities (e.g. dealing drugs) onsite or nearby? 

The residents of the building are subject to the same laws as all community members. If they engage in illegal activities, they will be subject to the legal process afforded to anyone accused of a crime. They will not be subject to additional requirements or restrictions, nor will they be exempted from standard legal protections. 

If a resident is convicted of a crime, they may be terminated from the program, depending upon the nature of the criminal activity and the length of their sentence. 

What will House Rules be and what happens when someone breaks them? 

ECS employs a Good Neighbor Policy at all of its sites. Residents may receive lease violations if they engage in conduct that is objectionable to the rights, privileges, safety or general welfare of other residents.

Has ECS operated Permanent Supportive Housing nearby schools before?

Yes. Several of ECS’s current housing sites are in close proximity to schools.

Will sex offenders be allowed to live in the building? 

The project is funded with HUD Housing Choice Vouchers, which prohibit any household member subject to a lifetime registration requirement under any state sex offender registration program from being admitted to the program. In addition, anyone prohibited from living at that location by virtue of other applicable laws or restrictions will not be admitted to the program. The program will not deny admission to other sex offenders, provided that they are not on a lifetime registry, they have served any time to which they were sentenced and were approved for release from custody, and who have met or are meeting any applicable community supervision requirements. 

The County does not intend to apply additional restrictions to voucher eligibility. This approach is consistent with the Housing First philosophy which is mandated by most funders, including the Homekey program.

FINANCIAL/OVERSIGHT QUESTIONS

How much will the program cost the County of San Mateo?

The budget for the acquisition and renovation of 721 Airport Blvd. is $15,350,000 which includes $4,350,000 for rehabilitation of the property. This will be complemented by ongoing rental support from County funded vouchers, and supportive service funding.

Moving people into housing often reduces emergency service calls (such as police, fire, etc.), hospital stays, and other cost-burdensome services for local jurisdictions, generating a positive economic benefit for the City and County as well.   

Why is the project so expensive?

A new unit of permanent supportive housing, built from the ground up, typically costs between $600,000 - $700,000. However, this site will only cost approximately $340,000 per unit, providing housing more cheaply and quickly than building from the ground up.

Providing supportive services - ranging from health care, mental health, and substance use treatment to employment development - also costs a significant amount of money. However, supportive housing greatly reduces the use of emergency care and other expensive public services by those experiencing housing insecurity. Data shows that on average, Permanent Supportive Housing saves taxpayers $5,000-$25,000 per person housed per year over street homelessness without services.

Will this housing project affect my property values?

There is no evidence that these types of housing programs decrease property values.

WHAT IS NEXT

What is the process, moving forward? 

  • The website will be continually updated with answers to Frequently Asked Questions and other information. 

How can I get involved?  

Those interested in receiving regular updates on the project should visit our website at https://www.721airport.com and subscribe for updates.