Isometric drawing of five rolled drawings standing in a cylindrical stand, the tallest banded in gold.

We don't theorize about affordable housing operations. We've run them.

Independent advisory for NYCHA PACT conversions, preservation portfolios and the day-to-day operations behind them — led by an operator with twenty-five years inside New York City's buildings.

Work it through See the sheets
New York, NY
Sheet MD-000
Cover sheet
3,500+Units advised & operated
$988MM+Total development cost
25 yearsIn NYC operations
3Boroughs

Totals across the four sample projects on sheets MD-101–104, drawn from project records. Names, partners and addresses are withheld by design.

Three failure modes we see over and over.

None of them is exotic. Each starts as a reasonable decision taken without anyone in the room who has had to run the building afterwards.

  1. Mode 01See MD-203

    The pro forma never met the boiler room.

    Rehab scopes get priced from drawings and site visits, not from the realities of a fully occupied building. Then phasing slips, logistics costs surface, and the budget meets the basement.

    Rehab & Capital Scope
  2. Mode 02See MD-205

    Conversion day is where compliance risk begins.

    The closing isn't the finish line. Section 9 habits meet project-based Section 8 rules — new certifications, new inspection standards, and monthly reporting to NYCHA on work orders, tenancy and construction from day one. Findings pile up fast in year one.

    Lease-Up & Conversion
  3. Mode 03See MD-204

    The violations notice nobody owns.

    Findings ping-pong between owner, manager, and contractor while penalties accrue. Someone has to know what actually gets a violation dismissed — and run it to ground.

    Compliance & Violations

And two dates already on the wall — with a third that comes round every month.

  1. 1 Jan 2027HOTMA compliance date, Sections 102 and 104 — the income and asset rules, and every recertification that follows them.
  2. 1 Feb 2027NSPIRE compliance date for the voucher programs — the inspection standard project-based voucher units are scored on. Project-based rental assistance is under it already.
  3. MonthlyThe PACT oversight report to NYCHA — work orders, tenancy proceedings, construction progress. From the first month after closing.

Dates as published by HUD at the time of issue. The compliance sheet →

Six disciplines. Every one run on a live portfolio.

Six sheets, each one a discipline we have executed rather than advised on from a distance. Most engagements begin in one of them and end in another.

SHT MD-201N.T.S.
Pre-award → stabilization

PACT & RAD Conversion Advisory

The operations narrative for the RFP, the conversion plan pressure-tested, and the messy first year.

View service sheet
SHT MD-202N.T.S.
Live operations

Operations Assessments & Turnarounds

A working diagnosis of the asset — staffing, workflows, vendors, work orders, budget vs. actual — then the fix, sequenced.

View service sheet
SHT MD-203N.T.S.
Before budget lock

Rehab & Capital Scope Advisory

Scope, phasing and logistics reality-checked for occupied buildings before the number locks.

View service sheet
SHT MD-204N.T.S.
Any stage

Compliance & Violations Resolution

HPD, DOB and HUD findings; NSPIRE readiness; MOR preparation. We've sat on both sides of the notice.

View service sheet
SHT MD-205N.T.S.
At conversion

Lease-Up & Conversion Execution

Voucher certifications, inspection-standard transitions, resident communications, file build-out — executed, not just planned.

View service sheet
SHT MD-206N.T.S.
Before close

Operational Due Diligence

Before you close, an operator walks the asset the way an operator will have to run it.

View service sheet

Diagnose. Design. Deliver.

Three phases, in that order, each closed by a named deliverable rather than a status call. The week counts are typical; the sequence is not negotiable.

  1. Diagnose Weeks 1–2

    We walk the buildings, pull the files, sit with the team, and read the data. Not a questionnaire — a working diagnosis.

    Deliverable: Findings memo.

  2. Design Weeks 3–4

    Recommendations built from what we found, stress-tested against staffing, budget, residents, and regulation. If it can't survive the boiler room, it doesn't ship.

    Deliverable: Runbook with owners, dates, and sequence.

  3. Deliver Ongoing

    We stay on the ground through execution — standing meetings, agency interactions, course corrections — until the operation stands on its own.

    Deliverable: Stabilized operation and a team that can hold it.

General notes MD-000

  1. One operator, the same one, the whole way through. No hand-off to a junior team after the kickoff.
  2. Walk the building before writing the memo.
  3. Numbers first, narrative second.
  4. Residents are the point, not a line item.
  5. Say the hard thing early.
  6. Names, partners, lenders and addresses are withheld on every sheet. Experience is described by function.

About the founder →

Nine-figure portfolios. Operator's-eye detail.

Four projects from one operating career, described by scale and scope. Names, partners, lenders and addresses are withheld on every sheet — what is published is what lets you judge whether the experience is relevant.

All four sheets, the schedule and the map →

Three checklists, written from the ground.

The lists we actually run on site. Tell us where to reach you and the checklist opens right away.

NSPIRE Readiness Walk-Through

The pre-inspection sweep we run before HUD's inspectors do — life safety, units, systems, site, and the files.

Get the checklist

The Operations Section of a PACT Proposal

The questions worth having answered before the deadline — staffing, management approach, resident engagement, compliance capability, transition.

Get the checklist

First 90 Days After a PACT Closing

Day one through stabilization, in three 30-day tranches — what has to be running, and when.

Get the checklist

Each one is the list we run on site, not a summary of the regulation. Tell us where to reach you and it opens right away.

Five places people call from. Start where you are.

Almost everyone arrives at one of five moments, and which one it is changes what is worth doing first. A proposal deadline and a findings letter are not the same problem and do not start in the same place. Say which is yours and the conversation begins there rather than at the beginning.

  1. Stage 01Pre-award

    Bidding an RFP

    Development teams and non-profit partners. The operations section is scored; we write it from having run it.

         Start there
  2. Stage 02Before close

    Pre-closing diligence

    Lenders, investors, owners. An operator's read on the asset before the money moves.

         Start there
  3. Stage 03Mid-construction

    In construction

    Owners and managers with residents in place. Scope, phasing and logistics before the budget meets the basement.

         Start there
  4. Stage 04Year one

    Post-conversion operations

    The first year under project-based Section 8 and NYCHA oversight. Day one through stabilization.

         Start there
  5. Stage 05Any stage

    Violations or an inspection issue

    Bring us the notice. We'll run it to ground.

         Start there

Every sheet in the set.

What a cover sheet is for. Every numbered drawing on the site, in series order, with where each one lives.

000 — General

  1. MD-000Cover sheet — this page
  2. MD-001Borough map
  3. MD-002Portfolio schedule
  4. MD-003How to reach us
  5. MD-004Office location
  6. MD-005How the work runs

400 — Compliance & readiness

  1. MD-400Compliance & readiness
  2. MD-401NSPIRE Readiness Walk-Through
  3. MD-402The Operations Section of a PACT Proposal
  4. MD-403First 90 Days After a PACT Closing

100 — Sample projects

  1. MD-100Schedule of quantities
  2. MD-101Manhattan — scatter-site, nine sites
  3. MD-102Bronx — fourteen-building campus
  4. MD-103Manhattan — 1930s campus, historic and modern
  5. MD-104Brooklyn — twenty-two buildings, two sites

300 — The operator

  1. MD-300About the founder

200 — Services

  1. MD-200The set
  2. MD-201PACT & RAD Conversion Advisory
  3. MD-202Operations Assessments & Turnarounds
  4. MD-203Rehab & Capital Scope Advisory
  5. MD-204Compliance & Violations Resolution
  6. MD-205Lease-Up & Conversion Execution
  7. MD-206Operational Due Diligence

Bring us the deal, the deficiency, or the decisions you're stuck on.

Let's work it through.

Work it through

One business day to a reply3,500+ units advised & operated25 years in NYC