Cornerstone Relocation
STATEMENT OF QUALIFICATIONS
Brett A. Paulson, SR/WA, R/W-RAC, R/W-RAC is the Principal of Cornerstone Relocation and will be solely focused on your project, supported by experienced bilingual (Spanish) relocation coordinators.
Cornerstone Relocation will not only fulfill your Relocation Services needs, such as budget & scheduling preparation, project management, residential and commercial/industrial relocation services but we will apply our knowledge, experience and political sensitivity to guide your project through a successful completion.
We recognize that the client’s needs are most important, so we diligently work to provide the utmost expert opinions, concept plans, work strategies and attention to client/public relations to “build” the most successful project possible in compliance with all applicable regulations and oversight agency policies.
RESIDENTIAL RELOCATION ASSISTANCE
Cornerstone Relocation’s understanding and approach to housing project analysis, planning and relocation assistance is unsurpassed in the industry. We take the proactive approach of “problem solving”, not just that of a messenger. We are highly experienced with compliance and application of Federal & State regulations and guidelines associated with affordable housing projects, relocation assistance and management of real property for projects receiving public funding, in compliance with 49 CFR Part 24, the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, HUD and HCD guidelines and procedures, local policies.
We provide relocation services as follows:
Project Planning (Relocation & Replacement Housing Plans)
Prepare and implement necessary planning tools for the specific project and funding source. The planning process is the key to a successful and defendable project, assuring all stakeholders are treated economically and fairly in compliance with all regulations and guidelines.
Relocation Notices
Prepare and issue all project planning notices to potential relocates advising them of their potential relocation and eligibility for benefits. Prepare and deliver notices, as required, including the General Information Notice, Brochures, Notice of Eligibility, 90 and 30-Day Letters.
Project Informational Notices & Waiver Language
Prepare project waiver notices or provide language for inclusion in new rental agreements for leasing of units after the project initiation to relieve the project from additional relocation costs.
Income Verification
Prepare various levels of income verification for tenants.
Identify Utility Costs of Displacees
Gather information regarding utility costs of comparable dwellings and the displacement dwelling from displacees or contact utility companies for average costs.
Mortgage Interest Calculations
Evaluate supporting data for increased mortgage interest calculations and incidental expenses, as appropriate.
First Level Appeals
Thoroughly document all contacts with the relocatee. Documentation will include thorough diaries and copies of all correspondence and emails.
Relocation Advisory Assistance
Provide relocation advisory assistance from the initiation through completion stage.
Rental/Comparable Sale Information
Collect rental/comparable sale information from the Multiple Listing Service, local Realtors, classified newspaper ads, internet and field research and analyze it for comparable decent, safe and sanitary dwellings. As reasonably possible, inspect comparable dwellings and select those most comparable to the displacement dwelling.
Identify Relocatee’s Needs
Conduct personal interviews and identify in detail the relocatee's needs, determine family composition, income and special needs. Prepare a preliminary occupancy and data report.
Conduct DS&S Inspections
Conduct Decent, Safe and Sanitary (DS&S) inspection on selected residential replacement housing.
Relocation Payment Packages
Prepare and submit relocation payment packages with reference to the appropriate relocation section, along with all supporting documentation to the project team for review and payment.
Review Displacement Documents
Review documents and information pertaining to the relocatees displacement property, including lease documents, income and disability documentation to verify eligibility
Replacement Housing Eligibility
Determine relocatee potential eligibility for replacement housing allowance or rental assistance by verifying relocatee's occupancy date, rental amount, utility expenses and income.
Notice of Eligibility
Gather and evaluate supporting data, in order to calculate relocation entitlements and prepare the Notice of Eligibility. Present occupant with the 90-Day Letter, Notice of Eligibility, Relocation Brochure and agent’s business card. Explain relocation program as it applies to their residential relocation in accordance with Federal/State and City policies and procedures.
Moving Options
Provide Fixed Schedule Moving options, obtain moving bid estimates and provide guidance to the relocatee in their selection of a moving option, prepare self-move agreements, if required, and monitor move.
Close Out
Finalize all relocations, provide final reports to the project team and deliver completed electronic relocation files upon completion of the project.
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COMMERCIAL/INDUSTRIAL
RELOCATION ASSISTANCE
Commercial & Industrial relocation assistance can be one of the most difficult and expensive aspects of a project. Leasehold bonus values, trade fixtures and equipment valuations, loss of business goodwill, feasibility studies, zoning or occupancy restrictions, are just a few items that can severely impact a project during the relocation process. If these potential issues are not identified early on in the project planning phase, significant delays or costs may be incurred. It is highly important to have a team that is aware of these pitfalls and the “hands-on” experience to identify them, quantify them and mostly, provide solutions.
As part of our standard services, we provide:
Identify Displacee’s Needs & Advisory Services-
Personally interview the displacee to identify in detail the businesses’ needs and concerns. Provide relocatee advisory assistance and explain in detail the options for payment of actual and reasonable moving expenses, reestablishment and site search reimbursements.
Prepare and Deliver Notice
Prepare and deliver notices, as required, including the General Information Notice, Brochures, Notice of Eligibility, 90 and 30-Day Letters.
Personal Property Inventory
Review, verify and approve the compilation of a certified (by relocatee or by approved contractor as necessary) personal property inventory, determine from appraisal reports any fixtures and equipment that may have been purchased to eliminate them from moving expense consideration.
Replacement Site Assistance
Provide assistance in locating a suitable replacement site, in cooperation with the business owner. Recognizing potential zoning and occupancy issues to assure referrals provided can actually be utilized by relocatee and may be used to offset potential loss of goodwill in cases where the business owner does not cooperate.
Potential Loss of Goodwill Evaluation (Eminent Domain Projects Only)
Although Loss of Goodwill is actually an acquisition cost, it is most often triggered by the actual relocation of the business and therefore is typically analyzed during this process. Cornerstone Relocation shall obtain necessary data from business owner to support/establish a claim and provide data to approved Goodwill Appraiser. An opinion of value or actual appraisal report may be prepared based on the need.
Determine Possible Moving & Related Expenses
Determine potential eligibility for relocation payments by reviewing eligibility criteria and case data. Assist owner/tenant obtain at least two commercial moving bids, bids as necessary to disconnect, reconnect fixtures and equipment, substitute personal property not moved, printing costs, computer networking, phone and alarm relocations along with other reimbursable expenses. Analyze data and provide cost estimates to the Agency for review.
Abandoned Property
If displacee decides not to relocate some personal property, verify that a bona fide attempt has been made to sell the items, if applicable. Determine eligibility for direct loss payment and compute the amount of payment.
In-Lieu Business Payment
Determine eligibility for in-lieu business payment, within statutory limits, utilizing signed IRS tax returns and/or certified financial statements.
Determine Eligible Reestablishment Expenses
Determine expenses (e.g. improvements to the property, advertisement, impact fees, increased operating costs) necessary and eligible as reestablishment expenses, not to exceed statutory limits. If increased operating costs are claimed, verify previous two years’ expenses and income and project next two years to assess whether increased operating costs will exist. Based on decisions of displacee and program guidelines, determine eligibility for reimbursement.
Site Search Expenses
Determine eligibility for actual reasonable site search expenses.
REPRESENTATIVE PROJECT
EXPERIENCE
A leading San Diego area development company needed an experienced and qualified relocation consultant that would supplement their existing staff; they contracted Brett Paulson. Mr. Paulson was able to provide program guidance, staff education, procedural development and implementation, replacement housing searches, replacement housing calculations and tenant income verifications and appeal request counseling and mediation. Coordinating directly with HUD/HCD representatives to assure creative yet approved and documented solutions to unique occupant situations and compositions, we were able to maintain a very aggressive vacate schedule well under the estimated budget. Over a 15-year period, Mr. Paulson has provided services to Wakeland for dozens of projects.
- Wakeland Housing & Development Corporation, CA.
Mr. Paulson was selected to head this heavy industrial 50+ acre raw wood processing plant, with a service railroad spur, for the purpose of a much-needed school site. After the previous consultant proved ineffective, Mr. Paulson’s team was brought in based on reputation and experience to handle such monumental tasks as relocating towing yards, warehouse operations, lumber mills and a 30+ acre saw-mill. As a direct result of Mr. Paulson’s management of the relocation process, sub consultant experts were utilized to determine valuable cost and time saving aspects of this monumental relocation task. Items that required specific expertise consisted of specialty moving estimates, planning expertise, Realty vs. Fixtures & Equipment analysis, cost estimates, site analysis, goodwill analysis, possession vs. non-possession analysis, expert testimony and client counseling to produce results and confidence.
- Colton Joint Unified School District, CA
Mr. Paulson managed several projects and assisted the agency with strategic planning efforts to minimize impacts to existing tenants during affordable housing renovation projects. Mr. Paulson prepared the Relocation Plans, budget and schedules to temporarily relocate hundreds of tenants into temporary housing during the renovation projects. Many of the tenants had severe issues that required “hands-on” and technical assistance, coordinating directly with caretakers and family and friends.
- San Diego Housing Commission, CA
Working with this affordable housing development group, Mr. Paulson provides project assessments, legislature research to assist the team with determining their rights and responsibilities as a private entity seeking federal assistance to build affordable housing units. Mr. Paulson prepares the Relocation Plans, schedules and budgets for relocation required of the existing occupants and even prepares project support documents to submit with funding applications to assure regulations have been adhered to.
- Housing Innovation Partners, CA
An asset management group for San Diego Housing Commission, this agency performs required renovations of their existing affordable housing properties. Mr. Paulson and his team have assisted HDP with these efforts by preparing Relocation Plans and budgets and then coordinating hundreds of tenant’s temporary relocations during the fumigation and renovation projects assuring timely schedules and unit availability for the contractor.
- Housing Development Partners, CA
+ Hundreds of other satisfied clients and business!
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Please reach out to us to discuss your needs to see how we may assist you in building your project, beginning with a solid base, the Cornerstone Relocation way. We gladly offer free consultation meetings to assist you in strategizing and planning your project requirements, constraints and timelines.