The History of NeighborWorks New Horizons

The Mutual Housing Movement

In many cities of Europe families cannot afford to own their homes. However, it is recognized that homeownership empowers people in ways that rental property does not. And people wanted to have more control of their lives.

So “mutual housing” arose.

“Mutual housing” is a model of communal ownership of property where an association of people own property and each member pays a housing fee to live in the community. Together the association controls the management and governance of the property.

In this country this is much like “coop” housing, however many coop buildings have become disenfranching to residents. “Mutual housing” tries to maintain the focus on resident involvement and control of the property.

The Neighborhood Reinvestment Corporation, a federally mandated and funded nonprofit organization that works through local nonprofit housing organizations to revitalize neighborhoods, borrowed the European model of “mutual housing,” as a response to the need for quality, permanently affordable rental housing. Today there are more than fifteen “mutual housing associations” sponsored by Neighborhood Reinvestment across the nation.

The NeighborWorks New Horizons

In 1991 Charles McLean came to New Haven to investigate the possibility of launching a “mutual housing association” in the area. In partnership with Neighborhood Housing Services of New Haven, he gathered people from around the region who were interested in offering affordable rental housing. From these initial conversations arose the consensus that developing an organization to respond to the needs of families who were being priced out of the housing market in the area would be an important step.

The initial group met and, with the support and advice of Neighborhood Reinvestment, decided to incorporate. The Articles of Incorporation were signed on October 15, 1992. The stated purposes of the corporation were:

1. The prevention and elimination of neighborhood deterioration through the construction, rehabilitation, ownership or operation of housing.
2. To encourage community and resident involvement in the provision of high-quality, long term housing for low and moderate income families in which residents participate in the on-going operation and management of such housing, and have the right to continue residing in such housing for as long as they comply with the terms of their occupancy agreement.
3. Notwithstanding any other provisions of these articles, the corporation is organized to operate exclusively for charitable and educational purposes.

For several years following incorporation the group worked to build partnerships in New Haven and the surrounding communities and sought appropriate property to acquire so they could carry forth the mission of the organization.

NWNH developed partnerships with many different organizations serving New Haven, and has built on this partnerships over many years. These partnerships are with local governments (City of New Haven, Town of Guilford) where NWNH works, with social service agencies working in the communities, local and regional funders and some national partners, including Neighborhood Reinvestment Corporation, Connecticut Housing Finance Corporation, Connecticut Department of Economic and Community Development, Federal Home Loan Bank of Boston, Melville Charitable Trust and other organizations interested in affordable housing development and long-term viability.

It was difficult to identify and then acquire the right property or properties because they wanted to have a large enough number to begin to make a difference in the neighborhood. Finally they identified a building at 730 George Street, in the West River neighborhood of New Haven. After renovations the building provides homes for 58 families, including several units that are accessible for people with disabilities. The property is now called New Way Horizon Mutual Housing.

In 1995 a partnership with several organizations in Guilford led to the acquisition of land from the Hubbard Farm. On the site NWNH designed a mixed semi-attached and single family home community that is home to thirteen families. These original homes were originally occupied in 1996. The success of these original thirteen homes led to a further collaboration of NWNH with the Guilford Interfaith Housing Coalition in 1998 that resulted in the renovation of eight units scattered throughout Guilford and the new construction of thirteen other homes, including nine on a cul de sac adjacent to the first mutual housing association in Guilford.

In 1999 NWNH acquired three dilapidated homes on Gilbert Avenue in the West River neighborhood that were renovated into ten homes for low income families. The properties are adjacent to New Way Horizon Mutual Housing and shares a playground space with New Way Horizon.

In 2001 NWNH entered into an agreement with Branford Interfaith Housing Coalition to co-own and manage a 29-unit facility near the center of Branford.

NWNH has traditionally had a small staff. Brett Hill was the original Executive Director, serving part-time (shared with Home, Inc.) and served for seven years. During his tenure NWNH grew from a start-up nonprofit housing developer to an organization with experience of owning and operating 102 units of permanently affordable housing. In 2000 David Rich became the Executive Director with a charge of leading NWNH to a new level of organizational development. During his tenure Mr. Rich was responsible for expanding NWNH's vision and geographic area, to include the Naugatuck River Valley (Ansonia, Derby, Shelton) and Waterbury. The Board of Directors asked the agency to develop a Strategic Plan. Shortly after completion of the Strategic Plan Mr. Rich announced his resignation to take a position with a different nonprofit agency, and the Board of Directors promoted Deputy Director Seila Mosquera to be Executive Director.

The organization's original offices were located at 171 Orange Street in New Haven, sharing space with Home, Inc., but in 2000 NWNH moved its offices to 730 George Street. In 2002 NWNH moved headquarters again to 235 Grand Avenue in the Fair Haven neighborhood of New Haven.

During 2002 the Board of Directors commissioned a Strategic Plan. NWNH engaged the services of Barbara McGrath to assist in developing the Strategic Plan that was confirmed by the Board of Directors at the Annual Meeting in November 2002. The key areas of challenge were to become more customer service oriented, to enhance resident participation and to expand capacity from 131 units under management to more than 500 units within five years.

In 2003, NWNH began to implement the Strategic Plan. First, NWNH shifted property management away from an outside firm to be a function of the agency. This required expanded technology, staff training and new staff functions, including the work to perform the annual recertification of residents. Next, the agency hired Lee Cruz as Director of Community Development to spearhead efforts to enhance resident participation in the “mutual housing” philosophy. Community Development activities include resident-led clean-ups, landscaping and other work projects; leadership development and training; and, community partnerships.

NWNH has developed a pipeline of projects that when completed will significantly increase the number of quality, permanently affordable homes available in the region.

After fourteen years, NWNH is growing. We continue to seek new partnerships that will help us fulfill our mission and bring to fruition our vision of transforming the lives of families who need affordable housing.