Phasing a Redevelopment to Reduce Off-Site Relocation

Off-site relocation is expensive, disruptive and risky for the schedule. On many sites, especially larger ones, careful phasing can move a large share of residents within the property instead. HUD's RAD relocation Notice treats moves within the same building or complex as a separate, simpler category, which reflects how much easier they are for everyone.

Approaches that work

• Use vacancies first. Hold vacant units, with HUD approval where needed, so residents can move into renovated or finished units on site.
• Build first, then demolish. On sites with open land, building new units before taking existing buildings offline lets residents move once, directly into their new home.
• Renovate in rolling blocks. Complete one building or stack, move residents in, and start on the next.
• Occupied rehab. For lighter scopes, residents may stay in place or move out only during the day while work is done.

Trade-offs

Phasing usually stretches the construction schedule and can raise construction costs. It can also complicate financing when multiple phases close separately. Compare the cost of a longer schedule against the savings in relocation costs, rent differentials and risk. For many projects, on-site moves win.

Effects on resident rights

Each household still needs proper notice and coverage of reasonable moving costs, even for on-site moves. Phasing must not leave residents waiting indefinitely for a later phase. If a household's temporary relocation might pass 12 months because of phasing, plan for the URA and RAD requirements that follow.

Plan it with the construction team

Relocation and construction schedules should be built together. Each phase needs a clear count of units coming offline, units becoming available, and households moving. Review the plan whenever the construction schedule changes.