2003 Asset Management Plan

Defining Asset Management: The Quality Housing and Work Responsibility Act of 1998 (QHWRA) required Public Housing Authorities (PHAs) to conduct a Physical Needs Assessment of each of their properties. The purpose of the assessment was to review the present and future use and value of all public housing properties nationwide.

The Plan: In response to QHWRA, RIHA prepared an Asset Management Plan in 2003. As part of the Plan, RIHA evaluated each of its developments and made recommendations to keep and maintain, to keep and upgrade, or to demolish and replace each property. At that time, RIHA owned and managed 550 units of conventional low-income public housing at five locations including; Spencer Towers, Sunset Heights, Valley Homes, Lincoln Homes, Manor Homes and six single-family homes located on scattered sites. Spencer Towers and Sunset Heights are one and two-bedroom high-rise structures. Valley, Lincoln and Manor homes are family sites.

Goals & Purpose of Asset Management: Some of the most important goals of the Asset Management Plan include:

  1. Redefining public housing by replacing obsolete buildings with housing that is indistinguishable from other housing in the area;
  2. Providing current and future residents with more housing options and more housing choices;
  3. Partnering with other agencies and organizations to provide the services required to help break down the barriers associated with living in subsidized housing developments; and
  4. Working to eliminate the negative influences of public housing and provide a meaningful "hand-up" to those living there.

First 5-Years: Between 2003 and 2008, the Asset Management Plan was the benchmark by which RIHA measured its effectiveness within the City of Rock Island. The development and implementation of the Asset Management Plan has allowed RIHA to focus on the process of eliminating the negative influences of poverty in public housing. The Plan has acted as a springboard allowing the organization to clarify its vision, mission, objectives and annual program goals. Through the implementation of the Asset Management Plan, RIHA created an infrastructure for low-income public-housing families that encourages housing choice and stable homeownership while supporting neighborhood economic development and providing a variety of resources for children, youth and adults. The development and implementation of the Asset Management Plan has provided the platform required to allow the Agency to positively address those concerns and more effectively meet the needs of its residents now and long into the future.

Furthering the Asset Management Plan: The Asset Management Plan has served as a key element in the agency's strategic plan since 2003 and remains the blueprint by which the Agency pursues its goals today. Over the years, RIHA has committed itself to building new communities based on transition and hope. As a result, the Agency has become the provider of affordable housing to the diverse population living within the City of Rock Island.

  2003 Asset Management Plan

Implementing the Plan

By evaluating the long-term benefits of each of its properties, RIHA positioned itself to make the changes required to provide more housing choices and more affordable housing opportunities to more people than at any other time in its history. RIHA completed well over 50% of the initiatives detailed in the original Asset Management Plan by 2008. The Agency also invested considerable time and energy in preparing financially, organizationally and structurally to complete the remaining recommendations within the Plan. During the same time period, the Agency proactively addressed the challenges it faced as the result of significantly increased federal Department of Housing and Urban Development (HUD) regulatory controls compounded by seven consecutive years of dwindling Operating Subsidies and diminishing Capital Funds, and ultimately; the economic collapse of 2008.

For a complete list of Asset Management accomplishments since 2003, click here.


  • As part of the RAD program, RIHA converted Sunset Heights to a Project-Based Section 8-based subsidy program enabling it to make required capital improvements and enhancements to the building, transition it to CHS and rebrand the property as Two Rivers Point
  • Retained an architect to conduct an analysis of Lincoln Homes to determine the feasibility of renovating the remaining thirty-seven units. The results of the study indicated that it would cost 66.91% of the Total Development Cost (TDC) for new construction making renovations fiscally unfeasible
  • RIHA applied to HUD for the demolition and disposition of the remaining buildings at Lincoln Homes
  • CHS applied to the Illinois Housing Development Authority (IHDA) for Low Income Housing Tax Credits to fund the replacement of Lincoln Homes
  • Conducted a Senior Living Needs analysis of Rock Island based on a housing gap identified in the 2013 Comprehensive Housing Market Study. The Analysis focused on persons 55 years of age and older earning 60% to 120% AMI
  • RIHA proposes to purchase and demolish a deteriorating duplex adjacent to the 3rd & 11th Townhomes to expand the number of affordable townhomes serving the residents living in the community
  • RIHA has determined that the removal of the Hickman Center, a non-residential building, from its portfolio is consistent with the Agency’s goal to expand and improve housing opportunities within the City and is recommending the property be offered for-sale at Fair-Market value to the highest bidder in accordance with HUD regulations


  • Based on the Asset Assessment and feasibility study, determined that the RAD conversion for:
    • Sunset Heights should proceed
    • Lincoln Homes CHAP should be returned
    • Spencer Towers should not be pursued
  • Based on the Asset Assessment and feasibility study, Lincoln Homes has been recommended for development through Section 18 Demolition-Disposition and 9% LIHTC


  • 3rd & 11th Townhomes completed; fully leased with waiting list
  • Douglas Park Place converted to Project-Based Voucher Program; fully leased with waiting list
  • Received HUD Public Housing High-Performer rating
  • RIHA receives Commitment to enter into a Housing Assistance Payment (CHAP)
  • Conducted an Asset Assessment of Spencer Towers, Sunset Heights and Lincoln Homes and all non-dwelling properties including vacant lots, and the Hickman Center
  • Conducted a feasibility study to determine which RIHA properties would be best served under the new HUD Rental Assistance Demonstration (RAD) program


  • Demolition of Manor Homes initiated, completed, land cleared and prepared for redevelopment
  • Lynden Lane, the new 55-unit mixed-income subdivision that replaced Manor Homes is completed
  • RIHA Celebrates its 75th Anniversary with a ribbon cutting celebration at Lynden Lane
  • The fifty mixed-income 2, 3, and 4-bedroom duplexes and five 3-bedroom handicapped accessible single-family homes for rent that make up the new Lynden Lane subdivision are fully leased with a waiting list
  • RIHA absorbs Henderson County Section 8 program bringing the total number of Section 8 Housing Choice Vouchers managed by RIHA to 282


  • HUD approved the demolition of Manor Homes
  • Successfully relocated 102 Manor Homes families
  • Twenty-Four Manor Homes families became homeowners
  • 50% of Manor Homes families became financially independent and no longer require government subsidies because of the relocation efforts
  • Comprehensive Housing Market Study completed, approved by Oversight Team and presented to City Council
  • RIHA submits a Rental Assistance Demonstration (RAD) application to HUD


  • Manor Homes tax credit application approved
  • Prepared for Manor Homes relocation efforts
  • Leased up Family Unification Program vouchers
  • Leased up Housing Support Program Vouchers
  • Successfully implemented Summer Enrichment Program for over 80 children at Frances Willard school
  • Implemented nation’s first high-rise curb-side recycling program
  • Saved $2.6 million in reserves from HUD recapture
  • Fourteen RIHA residents became homeowners
  • HUD approved the demolition of 8-units at Lincoln Homes
  • Comprehensive Housing Market Study underway
  • Completed Cascade Garden lease-up
  • 3rd & 11th Townhomes under construction


  • Submitted an application to demolish eight units at Lincoln Homes
  • Cascade Garden construction completed
  • Cascade Garden ribbon cutting celebration
  • Cascade Garden lease-up process started
  • Submitted a Low-Income Housing Tax Credit funding application for the redevelopment of Spencer Towers
  • Gained city buy-in for Comprehensive Housing Market Study
  • Application for the development of 3rd & 11th Townhomes submitted


  • Completed 504 and ADA (American Disabilities Act) improvements to Sunset Heights and Spencer Towers
  • Cascade Garden financing secured: Became first PHA nationally to apply for, receive and utilize OFFP (Operating Fund Finance Program) for the development of new housing
  • Cascade Garden under construction
  • Developed an action plan for the implementation of the Spencer Towers conversion
  • Submitted Low-Income Housing Tax-Credit Funding application for the redevelopment of Lincoln and Manor Homes


  • Keep and maintain Spencer Towers: New roof and plumbing
  • Initiated 504 and ADA (American Disabilities Act) improvements to Sunset Heights and Spencer Towers
  • Awarded 55 rental assistance vouchers from IHDA
  • Six RIHA residents became homeowners
  • Added YouthBuild as an RIHA program
  • Submitted Federal Disaster Credits for the redevelopment of Spencer towers


  • Implemented Project-Based Asset Management
  • Prepared and submitted a viable funding application for the development of Creekwood Park on the former Valley Homes site
  • Identified the need to demolish and replace Lincoln and Manor Homes
  • Updated the Asset Management Implementation Plan
  • Submitted Low-Income Housing Tax-Credit funding application for the redevelopment of Spencer Towers


  • Keep and maintain Sunset Heights: Investment of $633,029 for capital improvements
  • Phase I in-fill homes: Development of the 7th affordable, single-family, for-sale home
  • Sale of the 3 remaining Phase I in-fill homes
  • Phase II in-fill homes: Acquisition of 10 vacant lots in Old Chicago for the development of new in-fill housing opportunities
  • Five Section 8 participants become homeowners; one new homeowner no longer receives housing subsidies
  • Two public housing residents become homeowners, both new homeowners no longer receive housing subsidies
  • As CHS, constructed Douglas Park Place, an eight-unit, special needs, mixed-income rental development designed to serve women recovering from substance abuse


  • Phase I in-fill homes: Development of six affordable single-family, for-sale, homes in four Rock Island Neighborhoods
  • Sale of 4 Phase I in-fill homes
  • Implementation of the Section 8 Housing Choice Voucher Homeownership program allowing participants to use their vouchers to help meet first-time homeownership expenses
  • Implementation of the Homeownership Incentive Program per HUD regulations
  • Demolition of the Angel Salsa building for the construction of Douglas Park Place
  • Phase II Redevelopment of the Voss Brothers Warehouse which included 35 mixed-income loft apartments
  • As CHS, renovated the Murphy House, a historic landmark with four market-rate condominiums; all units sold
  • Established RIHA Family Self-Sufficiency program for both public housing residents and Housing Choice Voucher participants


  • Relocation of 53 displaced Valley Homes households a full five-months ahead of schedule
  • Demolition of Valley Homes, an obsolete public housing property
  • Purchase of the Hickman Center as the RIHA maintenance warehouse


  • Development of a Relocation Plan in accordance with the Uniform Relocation Act (URA)
  • Creation of a not-for-profit corporation known as Community Housing Services (CHS) to become an integral RIHA partner in the provision of quality housing to a board-based market


  • Disposal of six single-family scattered site homes
  • Phase I Redevelopment of the Voss Brothers Warehouse: RIHA administrative offices and retail spaces

For additional information, please call 309.788.0825 or e-mail Housing@riha4rent.org.