Rental Assistance Demonstration (RAD) Evaluation

Between 2014 and 2019, HUD conducted its first comprehensive evaluation of RAD. The principal objective of this Rental Assistance Demonstration (RAD) Evaluation was to assess and report to Congress on the performance of this program, which converts public housing units to new forms of ownership and housing assistance, focusing on areas such as:

• the long-term preservation and financial viability of converted properties
• the amount of private capital leveraged as a result of RAD conversion
• the effect of RAD conversion on residents

This evaluation found that the initial implementation of the program accomplished its principal statutory goals of leveraging private and other sources of capital, preserving affordable housing by addressing projects' short-term capital needs and financial viability, and mitigating effects on tenants in terms of relocation. The evaluation found that almost half of RAD residents surveyed were very interested in tenant-based vouchers but had not been informed about the Choice Mobility option.

PD&R published three reports in this first phase of the RAD evaluation –

• Evaluation of HUD's Rental Assistance Demonstration (RAD) – Final Report (2019): The final report analyzed whether RAD preserves affordable housing by improving physical conditions and stabilizing the financial footing of properties. The report also examined how tenants and PHAs are impacted by the program. This evaluation meets Congress's requirement to report on the early observable impacts of RAD on (1) the preservation and improvement of former public housing units; (2) the amount of private capital leveraged as a result of such conversion; and (3) the effect of conversion on residents.

This report is based on data with personally identifiable information. Deidentified sample data are here. Research organizations can apply for a data license to see the full dataset.

• Evaluation of HUD's Rental Assistance Demonstration (RAD) – Interim Report (2016): The interim report, which covered the first phase of the evaluation, describes (1) program outputs to date, such as number of projects that have converted and total funding leveraged; (2) the types of PHAs participating in RAD; (3) the types of properties PHAs propose for conversion under RAD; (4) preliminary analysis of factors that influence whether a RAD project will successfully complete closing; (5) insights from PHAs about their experience with RAD; and (6) pro-formas that illustrate in detail how RAD projects are financed. Click here for a summary of the interim report.
• Status of HUD's Rental Assistance Demonstration (RAD) Evaluation and Results to Date (2014): This report informed the public about what the RAD program was expected to accomplish and how it would be evaluated. It contains a summary of the program and its potential impact of how public housing authorities may address capital needs by conversion of properties to the section 8 platform. It outlines the first evaluation and concludes with a summary of early program results (as of August 2014) as measured by the number and scope of the applications received, awards made, and conversions completed.

Between 2019 and 2023, HUD contracted a second comprehensive evaluation of RAD. The first comprehensive evaluation of RAD was limited to initial RAD conversions, and the timing of that study did not permit an assessment of other RAD tenant protections, such as the Choice Mobility option and the gradual increase in rents. The second comprehensive RAD evaluation used a combination of administrative data and surveys and interviews of PHAs, property owners and operators, and surveys and interviews of a sample of RAD residents who did or did not exercise their Choice Mobility option.

PD&R will eventually publish six reports in the second phase of the RAD evaluation –

• Implementation and Impact of the Choice Mobility Option (Expected in 2024):
  The report will provide the first estimate of the universe of RAD tenants and the use of Choice Mobility in RAD properties. It will also assess the experience and outcomes of PHAs, property owners, and residents with the Choice Mobility option.
• Long-Term Preservation and Financial Viability (Expected in 2024):
  The report will examine the long-term preservation of RAD properties, assessing whether RAD has improved properties' financial viability and long-term ability to meet capital needs.
• Asset Management of RAD-Converted Properties (Expected in 2024):
  The report will examine whether PHAs and property owners have effective asset management practices at RAD-converted properties to ensure their long-term preservation.
• Rental Affordability (Expected in 2024):
  The report will evaluate whether residents living in assisted units at properties after RAD conversion continue to pay an affordable rent, especially for those residents who previously paid flat rents and may have been subject to a phased-in rent increase.
• Organizational Change of Public Housing Authorities (Expected in 2024):
  The report will examine the organizational changes that PHAs have experienced during the RAD conversion process. The level of organizational change was assessed based on how much of the PHA’s public housing stock was converted; the level of staff training, reassignment, and reorganization; and changes to compliance processes.
• Evaluation of the Rental Assistance Demonstration (RAD) - Early Findings on Choice Mobility Implementation (2022):
  This report assesses the implementation and usage of choice mobility through interviews with a small number of PHAs, property owners, and residents.

HUD has funded additional studies to examine the effects of RAD on children and families.

PD&R has published one report on this topic –

Examining the Effects of the Rental Assistance Demonstration on Children Living in Public Housing in Fresno, California (2019): This report supplemented the first comprehensive RAD evaluation, providing a deep dive into understanding the effects of RAD on children and families.