HUD Statement on Alexander County Housing Authority

The U.S. Department of Housing and Urban Development (HUD) today met with residents of the Alexander County Housing Authority (ACHA) in Cairo, Illinois. The meeting was to inform ACHA's Smith Building residents of the need to relocate due to structural concerns that were identified in a recent structural assessment.

As part of the planning for structural modifications and seismic retrofits to the Smith building, an independent structural engineer performed a preliminary assessment of the building. This assessment highlighted an issue with the foundation and wood piles at the Smith Building.

A further study was performed in July 2022, on the site due to its adjacency to the Ohio River. In reviewing the building construction, soil samples, and the original 1966 building foundation design, the engineers concluded that the building may not survive an earthquake event from the nearby New Madrid Seismic Zone (NMSZ). It was HUD's intent to preserve the Smith building for the long term.

Based on the findings of the study, HUD has deemed it necessary to relocate all 53 families living in the Smith building.

Additionally, HUD is conducting an assessment to the Shuemaker building and will inform residents of those results as soon as they are available. Current engineering reports indicate there is no immediate threat to the Shuemaker Building.

Since taking possession of ACHA in 2016, HUD has invested millions of dollars ($10.6M) into the repair and renovation of ACHA's properties. This work has included repairs to roofs, facades, elevators, and plumbing systems. HUD has also prioritized safety and security measures.

"The health, safety and long-term housing stability of the residents is our top priority," said James Cunningham, HUD Midwest Deputy Regional Administrator. "This is not the outcome any of us would have hoped for, but we are committed to ensuring the safety of our residents and working with each family to get them through this difficult transition."

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Frequently Asked Questions

1. Why is HUD requiring residents of Smith to move?

The primary reason is to ensure the safety of the residents. Concerns over the structural integrity of the Smith Building, identified in a recent independent structural assessment, necessitate the move.

2. How many families in Smith were families that moved from Elmwood, McBride and Thebes?

Fourteen families at Smith relocated from the 2019 demolition of the three developments.

3. Why are Shuemaker residents not being required to move at this time too?

Information on the Shuemaker building is very preliminary and further assessment by structural engineers is required before any decisions will be made.

4. What will HUD do to help the residents of Smith and Shuemaker?

ACHA will provide full relocation support for Smith residents. Services for residents will include:

1. Counseling and mobility services
2. Resident transportation
3. Temporary (if necessary) and permanent housing search
4. Childcare support
5. Coordination with Social Services
6. Stipends to residents, security deposits, temporary rental assistance, fees for breaking utility contracts and set-up fees for new contracts, typically cable, reimbursement of packing supplies if residents pack themselves, replacement of damaged furniture/items from movers.

At this time, we are continuing to assess the Shuemaker building and will provide additional information to Shuemaker residents as soon as we know more about the condition of the building.

5. Is there an immediate danger to Smith Building residents based on the structural assessments?

In a recent engineering report, ACHA received information about the foundation and wood piles (structural supports) at Smith. With this assessment, the engineers concluded that the building may not survive an earthquake event from the nearby New Madrid Seismic Zone. Therefore, HUD believes this poses a health and safety concern for the residents. Although we are unable to determine when an earthquake will take place, HUD wants to make sure that at no point in time our residents are in harm's way.

6. When will residents be required to move?

HUD will soon provide a 30-day official notice to residents. This is the desired timeframe for residents to move to ensure their safety. Please be confident that residents will not lose housing. HUD, ACHA, and the relocation counselor will work with residents until they are rehoused.

7. Why weren't these structural issues identified previously?

Since assuming day-to-day operational control of ACHA in 2016, HUD has been working to address unmet critical repairs to ACHA properties. As part of the planning for structural modifications and seismic retrofits to the Smith building, an independent structural engineer performed a preliminary assessment of the building. This assessment highlighted an issue with the foundation at Smith.

8. Do residents have the option to remain at Smith?

No, unfortunately, the issues identified in the recent structural assessments at Smith will require all residents to be relocated from the building. HUD will provide relocation counseling and mobility services to all affected families to find the best relocation option for each household.

9. How will HUD help residents to find another home?

In addition to providing residents with Tenant Protection Vouchers, which allows low-income families to rent safe, decent, and affordable privately-owned rental housing, HUD will offer one-on-one counseling and relocation and mobility counseling assistance to help residents find a new home, either in the area or anywhere else in the country where a local Public Housing Authority operates a voucher program. Residents will have the option to use vouchers, move to any open public housing at ACHA or at another Public Housing Authority.

10. How many Smith families are being moved?

Fifty-three families in Smith (8 units are vacant).

11. If Shuemaker residents have to be moved, how many residents will be impacted?

Forty-three families reside in Shuemaker.

12. When will Smith and Shuemaker residents be required to move?

Our primary goal is to ensure the safety of the residents. We will be working with each of the families to assist in their relocation from the Smith Building. We will have a relocation counselor on site by November 2. The residents could experience two moves, a temporary and permanent relocation. The relocation counselor will support you until you are fully rehoused in permanent housing. Temporary moves may include residing in hotels, staying with relatives or moving to a rental or other available public housing units.

At this time, we are not requiring Shuemaker residents to move. The notification to move is only for families currently residing in the Smith building.

13. What special consideration will be given to the special needs of elderly residents living in Smith?

We plan to do everything possible to assist elderly residents. We are searching for other housing in Cairo where we may be able to relocate a small number of residents. We will work with each family to determine their needs to help them find the best housing for their circumstances.
The same considerations will also apply to Shuemaker residents if it is determined that they will need to move.

14. Is HUD considering redevelopment at the properties?

Our top priority now is moving current residents. There have been no decisions on redevelopment. If there is a future redevelopment, ACHA tenants will be eligible to apply.

15. If residents cannot find alternative housing in Cairo or Alexander Country, where will they live?

Using their new tenant protection vouchers, and with the relocation assistance being provided, residents will have the option to move to other ACHA units, neighboring public housing, private subsidized housing, or any housing that is suitable throughout the country.

16. What will happen to the Alexander County Housing Authority with this additional loss of housing?

Alexander County will continue to provide affordable housing to residents in the scattered sites and at the Shuemaker building. Once we have further assessment information, decisions will be made regarding the future of Shuemaker and its residents.

17. What will happen to the Smith and Shuemaker buildings once residents have been relocated?

The Smith building will be demolished in the future. No decisions have been made regarding Shuemaker.

18. When did HUD receive the results of the structural assessment? Why is HUD only telling residents now?

ACHA received a preliminary engineering assessment at the end of July 2022, and HUD was briefed early August. HUD and ACHA jointly requested more analysis to validate the concerns, while also attempting to minimize the disruption to residents. This additional assessment was received in October.

Based on the assessment, the engineers concluded that the building may not survive an earthquake event from the nearby NMSZ.

HUD and ACHA took action immediately and notified the residents within days of receiving the October assessment.

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