| Julie S. McGovern is a Member whose practice focuses on public housing regulatory issues, HOPE VI and mixed-finance transactions, rural lending, and affordable housing. She has a thorough understanding of public housing funding streams such as Operating, Capital, and HOPE VI Funds, both on their own and when used in conjunction with local loan programs for rental and homeownership developments, FHA-insured financing, bonds, Federal Home Loan Bank’s affordable housing program, low-income housing tax credits, and rehabilitation tax credits. She also has extensive experience in advising PHAs on the structuring and use of public housing affiliates, procurement, and conflict of interest issues. Julie is experienced in managing all aspects of a mixed-finance transaction from negotiation of the development agreement through multiple phased closings for rental and homeownership units and through regulatory issues arising in the operation of mixed-finance developments. Selected Recent Transactions -
Advised a national non-profit with a $30 million loan fund that provides acquisition and predevelopment funds to rural affordable housing developers, including funds from the HUD Self-Help Housing Opportunity Program (SHOP) and the USDA Intermediary Relending Program (IRP), and from private foundations and individuals. -
Represented, on development and public housing issues, a housing authority with three active HOPE VI projects and an active non-HOPE VI development program in overhauling an entire public housing portfolio. Managed all HOPE VI closings. -
Counseled a housing authority on environmental review, procurement, Davis-Bacon, Section 3, affiliates, and HUD mixed-finance in an ambitious program to expend, over a two-year period, Replacement Housing Factor funds and proceeds of bonds issued by its affiliate. - Developer’s counsel to project-based vouchers developed using tax credit equity, bond proceeds, local funds, and PHA funds. Negotiated all legal documents, formed owner and general partner, and advised on regulatory issues, such as subsidy layering, exception rents, and moving to work.
Major Prior Work Experience -
Penn Legal Assistance Clinic, Philadelphia PA, Summer 1996, Student Attorney -
Ballard, Spahr, Andrews & Ingersoll, Philadelphia PA, Summer 1995, Summer Associate -
University of Pennsylvania Office of General Counsel, Philadelphia PA, Summer 1994, Law Clerk -
Charleston Area Medical Center, Charleston WV, 1991-1993, Grants/Education Specialist Speaking Engagements/Publications - Moderator, Public Housing Capital Funds in ARRA, Joint Session of HUD and the American Bar Association Forum on Affordable Housing, May 20, 2009.
- Speaker, Capital Funds In the American Recovery and Reinvestment Act of 2009, Housing and Development Law Institute, May 7, 2009.
- Co-Trainer, Understanding the Basics of Tax Credits: An Overview, NAHRO Professional Development Seminar, June 2009, March 2008 & October 2007
- Moderator, HUD Sec. 504 Accessibility Requirements and PHAs: Compliance and Enforcement, ABA Teleconference, March 25, 2008
- Speaker, Asset Management: New Opportunities For Income Generation?, Florida Association of Housing and Redevelopment Authorities Annual Meeting, August 24, 2007
- Trainer, Countering the Risks of Decentralization Series, Housing Television Institute (Introduction to Asset Management, Procurement and Asset Management I and II), Broadcast Spring 2007
- Speaker, Laying the Foundation – New Operating Fund Rules In Mixed-Finance Projects, ABA Forum on Affordable Housing and Community Development, May 2007
- Moderator, Understanding the Current State of Asset Management, Housing and Development Law Institute, April 2007
- Speaker, PHA Affiliates: Practical Planning Strategies, National Association of Housing and Redevelopment Officials (NAHRO), October 2006
- Speaker, Operating Subsidy and Mixed-Finance Transactions: Emerging Implications of the Operating Fund Rule, Housing Development Law Institute, May 2006
- Speaker, Lions and Tigers and Bears...Oh My!: Legal Issues for PHAs, Affiliates and Instrumentalities, HUD Maximizing Leverage Conference, May 2006
- Speaker, Basics of Capital Fund Financing, Tennessee Association of Housing and Redevelopment Authorities, April 2006
- Speaker, Structuring Transactions with Affiliates: Use of Public Housing Affiliates in Affordable Housing Deals – Pitfalls for the Unwary, ABA Forum, May 2005
- View from the Outside: Leveraging the Edgewood Project at HUD/Secure Bar Panel on Leveraging for Assisted Housing, ABA Forum on Affordable Housing and Community Development, May 2005
- Managing the Mixed-Income Social Environment, a panel discussing Balancing the Rights of Individual Tenants and the Larger Community, ABA Forum on Affordable Housing and Community Development, February 2005
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Mixed-Finance Development: New Ways to Develop and Own Public Housing, Senior Staff, Memphis Housing Authority, February 2005 -
Procurement, Housing and Development Law Institute, Spring 2002 -
Developing Without HOPE VI: Subsidy Only Transactions, Housing Development Law Institute, Spring 2000 -
Mixed-Income Communities Involving Public Housing: Legal Concerns and Considerations, Virginia NAHRO, Spring 1998 -
Peer Group Lending: Using Community Norms to Achieve Minimal Default Rate on Loans to the Poor Markets, Institutions, and Private Governance, 1995 Annual Law and Society Association, Summer 1995 -
Co-author, “Sources of Capital: Public Housing Funds” (chapter in Developing Affordable Housing: A Practical Guide for Nonprofit Organizations (Bennett L. Hecht 2d ed. 1999 and 3rd ed. 2006)). -
Co-author, “Mixed-Finance Development: Privatizing Public Housing Through Public/Secure Development Partnerships” (chapter in Privatizing Governmental Functions (Deborah Ballati ed., 2001)). Professional Activities - Governing Committee, American Bar Association (ABA) Forum on Affordable Housing and Community Development Law
- Member, National Association of Housing and Redevelopment Officials
- Member, Asset Management Working Group, Housing Association of Non-Profit Developers (HAND)
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