Housing Action Fund (HAF)

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Housing Action Fund (Images of Affordable Housing Projects and Plans, and Piggy Bank)

The Ulster County Housing Action Fund (HAF), proposed by County Executive Jen Metzger and approved by the Ulster County Legislature on August 15, will support equitable and sustainable community development through the construction, development, revitalization, and preservation of affordable, workforce, and supportive housing.

In exchange for investment from the fund, the HAF will require the creation of healthy, energy-efficient, and climate-responsible housing units that serve households making up to 80% of Ulster County Area Median Income (e.g., $89,350 for a 4-person household, $62,550 for a 1-person household), with an emphasis on housing that serves the county’s most vulnerable populations. The HAF will also encourage innovative housing solutions, such as supportive housing, adaptive reuse of existing buildings for housing, tiny home communities, and accessory dwelling units.

Why Do We Need a Housing Action Fund?

  • Longer Stays in Emergency Housing: In 2021, the average length of stay for unhoused families in emergency housing was four months; today it is 18 months, due to the lack of permanent housing options.

  • Increasing Rents, Stagnant Wages: Average rent for a two-bedroom apartment increased nearly 60% over the past 12 years (inflation-adjusted) while wages have remained stagnant for low- and moderate-income families.

  • Rental Housing Cost Burden: Approximately 12% of owners and 29% of renters in Ulster County are “severely cost burdened,” spending more than half of their monthly income on housing. More than half of all renters are burdened or severely burdened, devoting more than 30% of their income to housing.

  • Homeownership is Out of Reach: Housing sale prices rose 43% in four years to $350,000 in 2022, putting homeownership out of reach for more than half of Ulster County residents.

  • Housing Availability: The county’s vacancy rate (vacant rental or for sale units) was approximately 2% in 2021, placing upward pressure on rent and home prices.

  • Loss of Emergency Housing: Economic opportunities, cost of maintenance, and other factors have resulted in a loss of emergency housing beds for unhoused individuals and families, with limited replacements offered by the private sector.

  • Workforce Needs: Business leaders increasingly point to the lack of housing and its cost as the main factors contributing to the difficulty of finding workers for their businesses.

How Does the Housing Action Fund Work?

  • Administration: A Housing Policy and Oversight Committee (HPOC), comprised of affordable housing experts and professionals, would be appointed to oversee the administration of the fund.

  • Funding: The HAF will be seeded with $15 million from the County’s current excess fund balance. The County Executive has also proposed dedicating 25% of occupancy tax revenues annually to ensure long-term resources for the fund.

  • Funding Awards: On an annual basis, Ulster County would release a Notice of Funding Availability (NOFA) and request competitive proposals from affordable housing developers, nonprofit organizations, and individuals for housing projects that support the mission of the HAF.

  • Project Types: The HAF would support a wide variety of housing and housing-related projects including affordable rental and for-sale projects, non-traditional housing projects, emergency housing, accessory dwelling units, infrastructure projects needed for affordable housing projects, and small grants for projects to spark innovation in the housing sector. Projects would be required to use non-fossil fuel systems and appliances to help meet the County’s climate goals.

  • Affordability: All projects that receive HAF funding would be required to remain affordable (rent or sell units to households making 80% of Area Median Income or less) for a minimum of 50 years.

Who else has done this?

The housing fund model has been successfully implemented throughout the country and New York State. Dutchess, Westchester, and Tompkins County all have implemented versions of a housing trust fund. The Tompkins County Community Housing Development Fund has been in operation since 2009, providing approximately $6.8 million dollars to support the development of 875 affordable housing units with most units being placed in a community land trust.

The Ulster County Housing Action Fund (HAF), proposed by County Executive Jen Metzger and approved by the Ulster County Legislature on August 15, will support equitable and sustainable community development through the construction, development, revitalization, and preservation of affordable, workforce, and supportive housing.

In exchange for investment from the fund, the HAF will require the creation of healthy, energy-efficient, and climate-responsible housing units that serve households making up to 80% of Ulster County Area Median Income (e.g., $89,350 for a 4-person household, $62,550 for a 1-person household), with an emphasis on housing that serves the county’s most vulnerable populations. The HAF will also encourage innovative housing solutions, such as supportive housing, adaptive reuse of existing buildings for housing, tiny home communities, and accessory dwelling units.

Why Do We Need a Housing Action Fund?

  • Longer Stays in Emergency Housing: In 2021, the average length of stay for unhoused families in emergency housing was four months; today it is 18 months, due to the lack of permanent housing options.

  • Increasing Rents, Stagnant Wages: Average rent for a two-bedroom apartment increased nearly 60% over the past 12 years (inflation-adjusted) while wages have remained stagnant for low- and moderate-income families.

  • Rental Housing Cost Burden: Approximately 12% of owners and 29% of renters in Ulster County are “severely cost burdened,” spending more than half of their monthly income on housing. More than half of all renters are burdened or severely burdened, devoting more than 30% of their income to housing.

  • Homeownership is Out of Reach: Housing sale prices rose 43% in four years to $350,000 in 2022, putting homeownership out of reach for more than half of Ulster County residents.

  • Housing Availability: The county’s vacancy rate (vacant rental or for sale units) was approximately 2% in 2021, placing upward pressure on rent and home prices.

  • Loss of Emergency Housing: Economic opportunities, cost of maintenance, and other factors have resulted in a loss of emergency housing beds for unhoused individuals and families, with limited replacements offered by the private sector.

  • Workforce Needs: Business leaders increasingly point to the lack of housing and its cost as the main factors contributing to the difficulty of finding workers for their businesses.

How Does the Housing Action Fund Work?

  • Administration: A Housing Policy and Oversight Committee (HPOC), comprised of affordable housing experts and professionals, would be appointed to oversee the administration of the fund.

  • Funding: The HAF will be seeded with $15 million from the County’s current excess fund balance. The County Executive has also proposed dedicating 25% of occupancy tax revenues annually to ensure long-term resources for the fund.

  • Funding Awards: On an annual basis, Ulster County would release a Notice of Funding Availability (NOFA) and request competitive proposals from affordable housing developers, nonprofit organizations, and individuals for housing projects that support the mission of the HAF.

  • Project Types: The HAF would support a wide variety of housing and housing-related projects including affordable rental and for-sale projects, non-traditional housing projects, emergency housing, accessory dwelling units, infrastructure projects needed for affordable housing projects, and small grants for projects to spark innovation in the housing sector. Projects would be required to use non-fossil fuel systems and appliances to help meet the County’s climate goals.

  • Affordability: All projects that receive HAF funding would be required to remain affordable (rent or sell units to households making 80% of Area Median Income or less) for a minimum of 50 years.

Who else has done this?

The housing fund model has been successfully implemented throughout the country and New York State. Dutchess, Westchester, and Tompkins County all have implemented versions of a housing trust fund. The Tompkins County Community Housing Development Fund has been in operation since 2009, providing approximately $6.8 million dollars to support the development of 875 affordable housing units with most units being placed in a community land trust.

  • Round 2 Applications Now Open!

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    Applications for Round 2 of the Housing Action Fund are now open. The application window will close on Friday, May 16, 2025, at 3 PM EST.

    Ulster County Housing Action Fund Round 2 - Webinar on March 18 at 6 PM

    The Ulster County Planning Department will conduct a webinar on the Round 2 NOFA process on March 18th, 2025, at 6 PM.

    Please register: https://ulstercountyny.zoom.us/meeting/register/via0J376QZ-3LXVbVm-lzg#/registration.

    Pre-Application Meetings

    If you would like to set up a pre-application meeting to walk through the application process, please contact Kai Lord-Farmer at klor@co.ulster.ny.us.

    Please read thoroughly through all the application materials prior to setting up a meeting. We will not be able to answer specific questions about your project but can generally answer questions about the application process and types of projects we are looking for in Round 2.

    Application Process

    Application Guidance Document: Housing Action Fund: Notice of Funding Availability - Round 2 for details on program eligibility, award process, and application process.

    Rental, For-Sale, and Emergency/Supportive Housing Projects: Applications for Rental, For-Sale, and Emergency/Supportive Housing Projects can use the fillable PDF document or use the online application form.

    Application Submissions

    Printed applications must be postmarked by May 16, 2025, or hand delivered to the address below by 3 PM on May 16, 2025. Applications can also be submitted online through the links above. Emailed applications will not be accepted.

    Ulster County Planning Department
    244 Fair Street
    P.O. Box 1800
    Kingston, NY 12402
    ATTENTION HOUSING ACTION FUND

    Application Submission Uploads

    If you are using the fillable PDF applications, please use the submission upload links below (or to the right under Housing Action Fund Submission Uploads).

    Questions on the application are due on May 1, after which time no further questions will be answered. All questions and corresponding answers will be published approximately one week after questions from applicants are due.

    For Round 2, the following housing project types are eligible for funding:

    • Affordable Rental Projects: Development of new housing that is affordable to households earning up to 80% of Ulster County area median income.
    • Affordable Homeownership Projects: Development of new housing that provides affordable homeownership opportunities to households earning up to 80% of Ulster County area median income.
    • Preservation of Affordable Housing for Housing Co-Ops and Community Land Trusts: Preservation of existing affordable housing that will be owned and operated by tenants or in collaboration with a community land trust or non-profit organization.
    • Emergency and Supportive Housing Projects: Funding for the development of emergency and supportive housing projects.
    • Housing-Related Infrastructure: Funding for public infrastructure that would directly support the development of affordable housing.

    Round 2 Funding by Project Type

    Included below is a summary table of the project types and funding maximums proposed for Round 2 of the HAF.

    Project Type

    Maximum Per Unit Award

    Maximum Total Project Award

    Rental Units up to 60% AMI

    $70,000

    $700,000

    Rental Units up to 80% AMI

    $40,000

    $400,000

    For-Sale Units up to 80% AMI

    $70,000

    $700,000

    Rental Units Pursuing 9% LIHTC

    $50,000

    $300,000

    Rental Units Pursuing 4% LIHTC

    See LIHTC Section


    Preservation of Existing Affordable Housing for

    Housing Co-Ops and Community Land Trusts

    $60,000

    $600,000
    Emergency Housing Projects N/A $1,000,000

    Supportive Housing Projects

    $60,000

    $1,000,000

    Housing-Related Infrastructure Projects

    N/A

    $400,000


    2024 Ulster County Area Median Income Limits (Gross)

    Household size 2024 80% AMI 2024 60% AMI
    1 $62,550 $49,228
    2 $71,500 $56,272
    3 $80,450 $63,316
    4 $89,350 $70,320
    5 $96,500 $75,947

  • Ulster County Executive Jen Metzger Announces 2025 Funding Opportunity for Housing Projects Supporting Affordability

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    Ulster County Executive Jen Metzger Announces 2025 Funding Opportunity for Housing Projects Supporting Affordability | Ulster County

    Up to $1 Million also Available for Emergency and Supportive Housing

    Ulster County Executive Jen Metzger has announced that the Ulster County Housing Action Fund (HAF) will open its second funding round on March 7, with applications due by May 16. The HAF will be accepting applications for a wide variety of project types intended to support construction, development, revitalization and preservation of housing that is both affordable and sustainable. For Round 2, the County will also offer up to $1 million for emergency and supportive housing projects.

    The Ulster County Planning Department will host a virtual webinar on March 18 at 6 PM to provide details about the HAF and the application process and to answer questions. To register for the webinar, visit https://ulstercountyny.zoom.us/meeting/register/via0J376QZ-3LXVbVm-lzg.

    The maximum grant amount and targeted affordability level for projects varies depending on the housing category. In general, the fund focuses on serving households making up to 80% of Ulster County Area Median Income (i.e., $89,350 for a 4-person household, $62,550 for a 1-person household). In exchange for receiving grants, housing projects funded through the HAF will be required to keep housing units affordable for a minimum of 50 years with a priority for projects that keep the housing permanently affordable. For full details and application materials, visit https://participate.ulstercountyny.gov/housing-action-fund.

    For Year 2, the following housing project types are eligible for funding:

    • Development of new rental housing that is affordable to households earning up to 80% of Ulster County area median income.
    • New affordable homeownership opportunities for households earning up to 80% of Ulster County area median income.
    • Housing Co-ops and Community Land Trusts: Preservation of existing affordable housing that will be owned and operated by tenants or in collaboration with a community land trust or non-profit organization.
    • Funding for emergency and supportive housing projects.
    • Funding for infrastructure that would directly support the development of affordable housing.

    “Everyone in Ulster County should have a home they can afford, and we created the County Housing Action Fund to catalyze development of the quality housing we need around the county,” said County Executive Jen Metzger. “We funded five great projects last year that are creating nearly 120 high-quality, energy-efficient, affordable homes, and I hope to see another great mix of housing proposals submitted in the coming months. In addition to supporting housing for rent and for home ownership, we also encourage applications for innovative emergency and supportive housing projects and are committing up to $1 million per project to meet this need.”

    "I am excited to open up Round 2 of the Housing Action Fund and continue our great work,” said Kai Lord-Farmer, Senior Planner and HAF Administrator in the Ulster County Planning Department. "My mission is to ensure that the HAF remains a sustainable and reliable local funding source that developers big and small can use to build affordable housing of all types for today, tomorrow, and far into the future."

    "Access to safe, affordable housing is fundamental to a thriving community,” said Ulster County Legislative Chair Peter Criswell. “The Ulster County Housing Action Fund is a critical tool in addressing our housing crisis, ensuring that working families, vulnerable residents, and our local workforce have stable places to call home. I strongly encourage developers, nonprofits, and community leaders to apply for this funding and bring forward innovative, sustainable housing solutions that meet the needs of our residents. Together, we can create lasting, equitable change for Ulster County."

    The clearest path out of Ulster County’s housing crisis is the creation of more units of affordable housing,” said Ulster County Legislator and Majority Leader Abe Uchitelle. “We know that this process works, and I’m excited to see what projects we might help get off the ground with this second round of funding.”

    Background

    In August 2023, the Ulster County Legislature approved a proposal by County Executive Metzger to create a $15 million Housing Action Fund to support the creation of healthy, energy-efficient, and climate-responsible housing units that serve households making up to 80% of Ulster County Area Median Income, with an emphasis on housing that serves the county’s most vulnerable populations. The following year, the Legislature approved another proposal by the County Executive to dedicate 25% of occupancy tax revenues to the HAF on an annual basis.

    In September 2024, the Housing Policy Oversight and Review Committee selected five projects for funding, all of which were approved by the Legislature. The Round 1 projects awarded last year included:

    • $300,000 to the Affordable Housing Conservancy for the development of Harmony Hall, a 51 Unit Permanent Senior (62+) Affordable Rental Housing development in the Town of New Paltz.
    • $500,000 to RUPCO for the Quality Inn Conversion Project in the Town of Ulster, an 83-unit permanently affordable and supportive housing development for homeless individuals or families with unmet housing needs.
    • $400,000 to the Affordable Housing Conservancy for eight new affordable manufactured homes at the Gallis Hill Manufactured Home Park in the Town of Hurley.
    • $400,000 to Ulster County Habitat for Humanity for the development of the Jeffrey Court project in the Town of Saugerties, a subdivision with 10 new affordable homes developed for homeownership.
    • $400,000 to the Kingston City Land Bank for the Third Avenue Housing Development in the City of Kingston, an approximately 50-unit new, affordable housing development on a vacant infill site in the city.

    The Housing Policy and Oversight Committee (HPOC) oversees the implementation of the Housing Action Fund, reviewing applications, and making recommendations to the County Executive for consideration.

    For more information on the Ulster County Housing Action Fund, visit the Participate Ulster website here: https://participate.ulstercountyny.gov/housing-action-fund.

  • County Executive’s Recommendations Approved by Legislature to Fund Five Affordable Housing Projects

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    $2 Million of Projects Approved in First Round of Funding through Housing Action Fund

    The Ulster County Legislature approved County Executive Jen Metzger’s recommendations to award $2 million in funding through the Housing Action Fund (HAF) for five affordable and supportive housing projects in Ulster County. The awards are the first made through the $15 million Fund, which was established last year by the County Executive and Legislature to address the housing crisis.

    The Legislature voted 21-1 in favor of the recommendations at the September 17 legislative session. The five projects all meet the Fund’s affordability and sustainability requirements:

    •$300,000 to the Affordable Housing Conservancy for the development of Harmony Hall, a 51 Unit Permanent Senior (62+) Affordable Rental Housing development in the Town of New Paltz.

    •$500,000 to RUPCO for the Quality Inn Conversion Project in the Town of Ulster, an 83 unit permanently affordable and supportive housing development for homeless individuals or families with unmet housing needs.

    •$400,000 to the Affordable Housing Conservancy for eight new affordable manufactured homes at the Gallis Hill Manufactured Home Park in the Town of Hurley.

    •$400,000 to Ulster County Habitat for Humanity for the development of the Jeffrey Court project in the Town of Saugerties, a subdivision with 10 new affordable homes developed for homeownership.

    •$400,000 to the Kingston City Land Bank for the Third Avenue Housing Development in the City of Kingston, an approximately 50-unit new, affordable housing development on a vacant infill site in the city.

    https://ulstercountyny.gov/news/executive/county-executive%E2%80%99s-recommendations-approved-legislature-fund-five-affordable-housing

  • Ulster County Executive Jen Metzger Recommends Five Housing Projects for Funding through New Housing Action Fund

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    $2 Million Proposed for Affordable, Emergency Housing

    Ulster County Executive Jen Metzger has recommended $2 million in support from the newly-created Ulster County Housing Action Fund for five affordable housing and emergency housing projects in Ulster County.

    The Housing Action Fund closed the Year 1 application window on May 10, 2024. In June, the Housing Policy and Oversight Committee (HPOC), the body established to oversee the implementation of the Housing Action Fund, reviewed applications and made recommendations to the County Executive for consideration. Based on the HPOC’s review, County Executive Metzger is recommending that the County Legislature release $2 million from the Housing Action Fund to support five projects, all of which meet the Fund’s affordability and sustainability requirements:

    • $300,000 to the Affordable Housing Conservancy for the development of Harmony Hall, a 51 Unit Permanent Senior (62+) Affordable Rental Housing development in the Town of New Paltz.
    • $500,000 to RUPCO for the Quality Inn Conversion Project in the Town of Ulster, an 83 unit permanently affordable and supportive housing development for homeless individuals or families with unmet housing needs.
    • $400,000 to the Affordable Housing Conservancy for eight new affordable manufactured homes at the Gallis Hill Manufactured Home Park in the Town of Hurley.
    • $400,000 to Ulster County Habitat for Humanity for the development of the Jeffrey Court project in the Town of Saugerties, a subdivision with 10 new affordable homes developed for homeownership.
    • $400,000 to the Kingston City Land Bank for the Third Avenue Housing Development in the City of Kingston, an approximately 50 unit new, affordable housing development on a vacant infill site in the city.

    The Legislature will take up the County Executive’s recommendations at the September 17 legislative session.

    https://ulstercountyny.gov/news/executive/ulster-county-executive-jen-metzger-recommends-five-housing-projects-funding-through

  • County Executive Metzger Signs Resolution Committing Annual Occupancy Tax Revenues to Housing & Transportation

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    County Executive Jen Metzger yesterday signed a resolution requiring that 25% of annual occupancy tax revenues be allocated to the County’s Housing Action Fund and another 25% to public transportation initiatives. The resolution was proposed by County Executive Metzger and sponsored by Majority Leader Abe Uchitelle, Chair of the Health, Human Services, and Housing Committee. It was later amended to dedicate another 10% of annual revenues to the Ulster County Department of Tourism, and passed easily in the June legislative session by a vote of 16 to 6.

    At current occupancy tax collection rates, the new policy would add $1.5 million in 2025 to support the development of new housing. Last year, the Legislature approved the County Executive's proposal to create a $15 million Housing Action Fund to support housing projects that are affordable and meet energy and sustainability standards, and the first round of awards is expected to be announced next month.

    Dedicating a portion of annual revenues to the Housing Action Fund ensures a sustained investment in the coming years to help relieve the housing affordability crisis. In addition to housing, the new policy would commit, at current tax collection rates, approximately $1.5 million of occupancy tax revenues to public transportation and another $630,000 for tourism.

    https://ulstercountyny.gov/news/executive/county-executive-metzger-signs-resolution-committing-annual-occupancy-tax-revenues

  • New Ulster County Housing Action Fund Opens Applications on March 11

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    Year 1 Application Window for Funding Housing and Housing-Related Projects

    The Ulster County Housing Action Fund, approved last August by the Ulster County Legislature, will open its first application window on March 11 and will accept applications until May 10, 2024, at 3 p.m. EST. The Ulster County Planning Department will host a virtual webinar on March 19, 2024, at 6 p.m. to provide information on the fund and application process. Interested parties can register at https://ulstercountyny.zoom.us/meeting/register/tZwpcumvqD0vE9JYDjrbdmXmZ8yUSqTiqrmS(link is external)(External link).

    The $15 million Fund, of which up to $3 million in projects could be allocated this year, was proposed last year by County Executive Jen Metzger and sponsored by Abe Uchitelle, Chair of the Legislature's Health, Human Services and Housing Committee, to address the housing crisis and support a wide variety of sustainable and affordable housing projects. After the Fund's approval by the Legislature last summer, a Housing Policy and Oversight Committee, composed of housing and financial experts, was appointed in November to develop and administer the application process, with the support of the Ulster County Planning Department. The committee has been working to prepare the way for this first round of funding, meeting most recently in early February.

    https://ulstercountyny.gov/news/executive/new-ulster-county-housing-action-fund-opens-applications-march-11

Page last updated: 21 Mar 2025, 03:06 PM