SACRAMENTO, CA – JUNE 17, 2025 – Mutual Housing California and Guerdon, LLC have officially entered into a Master Agreement to deliver more than 560 Zero Net Energy affordable housing homes across five Northern California developments. This multi-site partnership aims to reimagine the way affordable housing is designed, built, and delivered—at scale.

The agreement comes as California faces sharply rising costs in building housing — the California Housing Partnership’s recently released needs report reveals the state is funding only 15% of the homes needed, even as median rent has jumped 40% since 2000 while renter incomes barely rose (~9%). Compounding matters, a new RAND study shows California’s per‑unit construction expenses for multifamily housing run more than twice those in Texas and 1.5× those in Colorado, driven by expensive land, prolonged permitting, and oftentimes steep impact fees.

By selecting a single modular manufacturer and general contractor to work across the entire pipeline, Mutual Housing is taking a bold step toward a more replicable, cost-effective, and sustainable model for housing production. Standardizing unit designs and engaging the same project team across developments unlocks opportunities for time and cost savings, design consistency, and high-performance outcomes for future residents. The new partnership is expected to reduce total project costs at least 5% and decrease construction time on each new community by at least 4 months.

“This is not just about building housing faster,” said Ryan Cassidy, Vice President of Real Estate at Mutual Housing California. “It’s about building smarter—creating an approach to affordable development that is scalable, energy-efficient, and puts residents first.”

The initiative, which follows a rigorous RFP process launched in late 2024, will deliver high-quality, factory-built housing that prioritizes long-term performance and sustainability. All five projects in the pipeline will target Zero Net Energy certification, supporting MHC’s commitment to environmental stewardship and reduced utility costs for residents.

“We’re honored to partner with Mutual Housing California on this visionary effort,” said Tommy Rakes, CEO of Guerdon. “Their team brings a rare combination of purpose and practicality, and we’re excited to work together on a model that makes affordable housing more achievable.”

By aligning early on design, construction, and manufacturing strategy, the partnership is expected to streamline development timelines by up to 40%, while reducing construction waste and improving cost predictability. Guerdon will also support Mutual Housing’s predevelopment efforts—offering design feedback and engineering support to help accelerate new applications and improve project award outcomes.

“Mutual Housing has assembled what we call the ‘A-Team’—a tightly coordinated group committed to continuous improvement across every project,” said Ravi Bhagavatula, Board Member at Guerdon. “This is the kind of long-term collaboration modular construction was meant for.”

Backed by strong institutional investment and decades of modular experience, Guerdon brings the stability and expertise necessary to meet the demands of MHC’s ambitious development pipeline. The partnership will leverage lessons from each project to drive even greater efficiencies in subsequent developments.

“We’re excited to work with Guerdon as we push the boundaries of what’s possible in affordable housing,” said Craig Adelman, CEO of Mutual Housing California. “This model allows us to build smarter, serve more families, and ensure long-term sustainability.”

Mutual Housing’s five-project initiative was recently recognized by the U.S. Department of Energy’s Better Buildings initiative as a 2025 Better Practice, highlighting the organization’s leadership in scaling factory-built housing for high-performing, cost-effective affordable developments. Mutual Housing emphasized that these first five projects will be the catalyst for how housing is built for years to come.

Media Contacts:

About Mutual Housing

Mutual Housing California focuses on innovative approaches that maximize community impact while ensuring long-term financial sustainability. Founded in 1988, Mutual Housing develops, manages, and supports sustainable affordable housing where residents are partners in advancing equitable communities. More than 3,900 people – nearly half of them children – live in Mutual Housing communities. Over half of Mutual Housing residents earn below 30% of their residential area median income. Learn more at www.mutualhousing.com.

About Guerdon

Guerdon is the leading manufacturer of large-scale modular construction in the Western U.S., specializing in multifamily and hospitality projects. With a deep bench of engineering, design, and construction experts, Guerdon delivers high-quality modules built to meet rigorous codes, with an emphasis on collaboration, innovation, and reliability. Learn more at www.guerdon.com

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Contact: Steven Root, 916-453-8400 Ext. 227, [email protected]

Mutual Housing Receives NeighborWorks America Grant to Invest in Community Development and Affordable Housing in Sacramento and Yolo County

Sacramento — Mutual Housing California is proud to announce it has received a $506,000 grant from NeighborWorks America to support affordable housing development in the Sacramento region.

This investment arrives at a critical time, as communities across the country face continued economic uncertainty and persistent housing shortages. The grant will allow Mutual Housing California to build more affordable homes and deliver timely resident services support, providing much-needed stability and opportunity for residents.

“We’re honored to receive this funding from NeighborWorks America,” said Mutual Housing California CEO Craig Adelman. “It helps us meet the needs we’re seeing every day in our neighborhoods. We are especially grateful for the support of Senator Padilla, Congresswoman Matsui and Congressman Bera, who continue to champion housing and community investment here in the Sacramento region.”

“Our staff often hear stories of perseverance and resilience from residents in our communities,” said Vice President of Community Development Tejal Shah. “Residents such as Diana who had been unhoused for about six months, occasionally sleeping on her daughter’s couch. She struggled as medical bills continued to pile up and was unable to properly take care of herself. Then she learned about the Wong Center being built, applied, and moved into her own home at our newest 150-unit senior housing community in the Railyards. Now, Diana is happy to have her own home, especially one that is brand new.”

Mutual Housing California encourages reporters and stakeholders to review impact statistics through the NeighborWorks Impact Map, which highlights how these investments are changing lives in communities like ours.

In the first quarter of 2025, Mutual Housing provided over 3,800 points of service to residents through our resident services, resident programs, and community organizing staff. This included over 1,800 instances of food and nutrition support and youth leadership development of 28 young adults to plan, lead,

and execute community activities. Over 112 students participating in after school programming improved reading scores and/or reported feeling supported by adults to improve their academic performance.

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About Mutual Housing

Founded in 1988, Mutual Housing California develops, manages, and supports sustainable affordable housing where residents are partners in advancing equitable communities. More than 3,900 people – nearly half of them children – live in Mutual Housing communities. Over half of Mutual Housing residents earn below 30% of AMI. Mutual Housing is a member of NeighborWorks America, a congressionally chartered nonprofit organization that supports community development nationwide.

About NeighborWorks America

For more than 45 years, NeighborWorks America has supported community-based organizations like ours with funding, training and tools that make a measurable difference. We are thankful to Congress for providing this consistent support that helps us meet local needs and respond in real time to our community’s most urgent challenges.

To learn more about Mutual Housing and our work in the Sacramento region, visit www.mutualhousing.com. To learn more about NeighborWorks America, visit www.NeighborWorks.org.

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Sacramento, CA —NeighborWorks America is proud to announce that Tejal Shah, Vice President of Community Development at Mutual Housing California in Sacramento is one of 50 leaders selected for the NeighborWorks Achieving Excellence Program, conducted in collaboration with the John F. Kennedy School of Government at Harvard University.

The NeighborWorks Achieving Excellence Program is a 16-month program that equips executives with the skills to advance their organization’s performance. Each participant identifies and clearly defines a specific challenge or opportunity critical to their organization’s success then spends the program addressing that challenge.

"I'm honored and so excited to become a part of this exemplary group of non-profit professionals. My hope is to develop new ways for solving complex problems that impact the affordable housing industry, particularly the much-needed services provided to low-income Mutual Housing residents." said Tejal Shah.

The only comprehensive training of its kind, Achieving Excellence includes three formal sessions at Harvard University’s Kennedy School of Government, as well as executive coaching and structured peer learning. The first session at Harvard University was the week of March 31, with additional sessions planned for October 2025 and April 2026 plus multiple peer group meetings and a graduation.  Between sessions, participants actively work on clearly defined goals critical to their organization’s success and work closely with their executive coach and peer group.

“Never has it been more important to have a program like Achieving Excellence,” said Christina Deady, senior director of leadership and workforce development at NeighborWorks America.  “Addressing housing challenges requires collective effort. This program highlights how NeighborWorks America engages with public and private sector partners to drive investment and innovation in affordable housing organizations that generate measurable economic benefits for families and communities alike.

“Strong, resilient and adaptive nonprofit organizations are essential to the successful development of affordable housing and broader economic development. Achieving Excellence equips leaders with the tools to build stronger organizations, more engaged and results-oriented staff and board members working to achieve even greater impact in their communities.  This not only affects the organizations and communities but also results in a stronger pipeline of energized leaders throughout the nonprofit sector,” said Deady.

Achieving Excellence has graduated more than 500 executive directors, CEOs and other senior leaders since the program began in 2002, with astounding results from each class. Independent evaluations have shown tremendous results for organizations that have participated in this program.

In recent cohorts, 100% of participants indicated either significant or profound improvement in staffing, innovation, overall organizational performance and leadership development of others within the organization.  

For more information about the NeighborWorks Achieving Excellence Program, go to www.neighborworks.org/ae.

About Mutual Housing  
Founded in 1988, Mutual Housing California develops, manages, and supports sustainable affordable housing where residents are partners in advancing equitable communities. More than 3,600 people – nearly half of them children – live in Mutual Housing communities. Mutual Housing is a member of NeighborWorks America, a congressionally chartered nonprofit organization that supports community development nationwide. 

About NeighborWorks America 
For more than 45 years, Neighborhood Reinvestment Corp., a national, nonpartisan nonprofit known as NeighborWorks America, has strived to make every community a place of opportunity. Our network of excellence includes nearly 250 nonprofits in every state, the District of Columbia, Puerto Rico, and on Native lands. NeighborWorks offers grant funding, peer exchange, technical assistance, evaluation tools and access to best-in-class training as the nation's leading trainer of housing and community development professionals. NeighborWorks network organizations provide residents in their communities with affordable homes, owned and rented; financial counseling and coaching; community building through resident engagement; and collaboration in the areas of health, employment and education. 

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March 3, 2025

Contact: Steven Root, 916-453-8400 ext. 227, [email protected]

Mutual Housing California hires Craig Adelman as New Chief Executive Officer, Former Resident Selected to Chair Board of Directors

Sacramento, CA – Mutual Housing California, a statewide leader in delivering sustainable, affordable housing, is pleased to announce the hiring of Craig Adelman as its new Chief Executive Officer. Adelman brings more than 25 years of leadership experience in affordable housing, community development, and equity-focused initiatives and was selected after an extensive search to guide the organization into its next phase of impact and growth.

The company also proudly announces Latoiche “Tasha” Adams as the new Chair of the Board of Directors as of January 1, 2025. As a former Mutual Housing resident and 5-year Mutual Housing board member, Chair Adams brings lived experience within the communities being served, a commitment to collaboration, and a passion for empowering residents.

Adelman officially assumes his role as CEO on March 10, 2025. The two actions continue to support Mutual Housing California’s values-driven mission to build and sustain access to safe and affordable housing for all.

CEO Statement

“I am honored and excited to join Mutual Housing California at this pivotal moment,” said Craig Adelman. “Housing is the foundation of thriving communities, and I look forward to working alongside the talented team at Mutual Housing to build upon our success providing access to quality, affordable homes while fostering resident leadership and equitable community development.”

Board Chair Statement

“We are thrilled to welcome Craig as our new CEO,” said Latoiche Adams, Chair of the Board of Directors at Mutual Housing California. “His deep expertise, strategic leadership, and commitment to equity align perfectly with our mission. We are confident that under his leadership, Mutual Housing will continue to thrive and serve communities across California.”

More about CEO Craig Adelman

With a distinguished career spanning public, private, and nonprofit sectors, Craig has a proven track record of driving transformative change in housing policy, finance, and development. Most recently, he served as Senior Principal at LeSar Development Consultants, where he led a dynamic team focused on housing affordability, homelessness solutions, and sustainable development strategies.

Prior to his role at LeSar, Adelman was Managing Director at the Low Income Investment Fund (LIIF), overseeing the $90 million Strong, Prosperous, and Resilient Communities Challenge (SPARCC), a national initiative promoting equitable community investment. Craig’s public-sector experience includes his role as Deputy Director at the San Francisco Mayor’s Office of Housing, where he led real estate components of HOPE SF, a $3 billion initiative that transformed urban neighborhoods through mixed-income housing, community facilities, and infrastructure investments.

Craig’s extensive breadth of experience includes a decade with Tenderloin Neighborhood Development Corporation, where he developed expertise in housing finance, public-private partnerships, and large-scale urban development. Craig has also previously served as Vice President at AF Evans Development, and AMCAL Multi-Housing, where he expanded AMCAL’s geographical footprint in Northern California. As a Vice President at Bank of America as a community development lender, he influenced the financial sector's perception of affordable housing as a viable business opportunity.

More about Board Chair Latoiche “Tasha” Adams

From seventeen years of experience as a resident of Mutual Housing communities to now a proud homeowner, Latoiche has firsthand knowledge of the transformative impact of stable housing. Her leadership journey, from participating in Mutual Housing resident councils to serving as a board member and now Chair, reflects her dedication to fostering engagement and opportunity.

Asked about her new leadership role, Adams said, "I want to inspire other residents to see that leadership opportunities like this are within reach. This role is a chance for growth, both personally and for our community, and I embrace it with an open heart."

With professional experience as a Research Associate at Kaiser Permanente, she brings analytical skills and a strategic perspective that will help guide Mutual Housing into its next phase of impact.

Anne Marie Flynn, who has served as Interim CEO of Mutual Housing California during this leadership transition, expressed confidence in Adams’ leadership: “Tasha has a unique ability to bring people together, listen to different perspectives, and create meaningful change. We are fortunate to have her lead our board as we continue our mission of providing sustainable, affordable housing while advancing equitable communities.”

Under the leadership of Craig and Tasha, Mutual Housing will focus on expanding affordable housing opportunities to meet growing demand, strengthening financial sustainability to support long-term impact, and driving innovation, creativity, and sustainable growth in today’s diverse and dynamic workplace.rowth in today's diverse and dynamic workplace.

More about Mutual Housing California

Mutual Housing California creates innovative, climate-resilient housing for underserved communities in the Sacramento region. Our mission is to develop, manage, and support sustainable affordable housing where residents are partners in advancing equitable communities. We were formed in 1988 as a partnership of neighborhood residents, business representatives, housing advocates, and local government dedicated to improving housing opportunities in Sacramento. Since then, we have built 22 communities, providing homes for over 3,500 low-income residents, all earning below 80% of the area median income (AMI), with most at 30% or below.

Committed to environmental sustainability, we integrate solar energy into most properties, will be installing 146 EV charging stations in the next year, and are ensuring all future developments are ZNE. We serve diverse populations, including farmworkers, seniors, and people exiting homelessness, and built the region’s first LGBTQ-centered senior housing. In the past year, we’ve made significant strides toward doubling our affordable housing portfolio in response to the area’s rising cost of living and increasing homelessness. Our Community Development team offers housing counseling, youth programs, senior services, and financial literacy programs to residents who have moved.

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Mutual Housing California's new multifamily housing community in Stockton is set to become the most innovative positive net energy permanent affordable housing project in the State of California. The 76-unit senior housing project took another leap forward at the November 19 Stockton City Council meeting with Mayor Kevin Lincoln and the councilmembers voting unanimously to approve $6.19 million in HOME Investment Partnerships Program (HOME) funding for Mutual Housing at Fairview Terrace.

The groundbreaking project by Mutual Housing and general partner STAND will uniquely pair energy innovation through emerging microgrid, solar, and battery technology with deeply affordable, mission-driven housing.

There have been residents in the weeds for this project for decades. I’m excited about the possibility. I’m excited about seeing that vacant property have something on it,” remarked Vice Mayor Kimberly Warmsley at the November council meeting. “This is going to revitalize the whole entire neighborhood not for decades to come but, for centuries, because this is historic. I just want to thank all of the residents and community members who have been fighting for this for so long. I think that this is definitely justice in terms of this project.

The funding approvals also included a Permanent Local Housing Allocation Program (PLHA) loan of $843,432. Opening the door to next pursue Tax Credit allocations, the City’s investment comes on the heels of Mutual Housing being approved for $10 million in project funding by the California Energy Commission for their Electric Program Investment Charge (EPIC) Challenge program—including $1 million awarded for the Design Phase and $9 million for the Build Phase in March 2024. The project was awarded largely in consideration of its cutting-edge energy reduction and net positive energy elements.

At the March 13 Energy Commission Business Meeting, Commissioner Patty Monahan remarked on the project, “California is in a housing crisis, and we know that the lowest income people are most vulnerable to being pushed out of their housing, and so to combine the benefits of clean energy with providing housing to people who need it at an affordable price. I just feel like this is a perfect example, again, of the kinds of investments we want to make.”

“Mutual Housing is honored to partner with the City of Stockton, STAND, and our architect partners at Architectural Nexus to realize the vision of this community that has been more than 5 years in the making,” said Mutual Housing Interim CEO Anne Marie Flynn. “With STAND’s deep commitment to inclusive community development and Architectural Nexus’ drive to push the envelope on innovative housing solutions, we are excited to grow our sustainability and community impact and maximize this incredible alignment with both the City and State. Mutual Housing at Fairview Terrace will be the first of Mutual Housing’s upcoming ZNE projects that push the envelope in creating positive net energy housing and cultivating community.”

Located on the 2200 block of South Airport Way, the community design centers on sustainability and resiliency, and aims to reduce electricity bills by up to 85%. Both the design of the project and designation for seniors were deeply informed through feedback from area residents after multiple rounds of community engagement efforts in the Southeast Stockton neighborhood.

“We had over 100 residents come to a neighborhood meeting. We listed over twenty possible uses for the vacant lot. They looked at us like we were stupid, and they said as much,” said STAND Administrator Fred Sheil. “They said, ‘We need a big health care clinic for sick kids, and we need housing for our seniors.’ And so, it was decided.”

In response, Mutual Housing at Fairview Terrace will bring new sustainable design concepts to the surrounding area and built as an all-electric, positive-net energy, highly resilient and grid-interactive, equitable, affordable, and human centered community. The sustainability features serve as a catalyst for economic empowerment as well, enabling residents earning between 30% to 60% AMI to spend on other vital needs such as groceries, health care, and transportation costs. A portion of the project site is also designated to become the future home of a health clinic developed and operated by Community Medical Centers bringing additional health services to the entire neighborhood.

"This project isn't about us; it's about the community,” explained Megan Repka, Project Architect at Architectural Nexus. “We sat down with folks, listened to their ideas, and poured their vision into every inch of Fairview Terrace. It's a place where people feel at home because they helped build it."
 

"When you look at the exterior designs for Fairview Terrace, it's hard not to smile. The colors, the shapes, the way the sunlight plays on the façade – it's like a piece of art that changes with the day. It's a place that feels alive," said Megan Repka, Project Architect at Architectural Nexus.

The 4-story permanently affordable housing, infill project is slated to begin construction in early 2026, pending approval of tax credits allocations. Mutual Housing plans to submit in February 2025 for 9% Low Income Housing Tax Credit financing.

Other cutting-edge and sustainability features within the new Mutual Housing at Fairview Terrace development include the use of Ephoca heat pumps. Icarus Quartet, enhanced domestic water heaters and refrigerators that all use refrigerants with low global warming potential. The project will also incorporate advanced technology features such as a microgrid with a 300 kilowatt solar PV System with pre-mounted inverters and a 600 kilowatt hour battery, dynamic window sheeting technology using thermo bimetals, all electric appliances, vampire switches, and an automated building energy management system that balances energy consumption against energy pricing while considering occupant comfort.

"Fairview Terrace isn't just a building; it's a vision of sustainable living," added Repka. "We've packed it with cutting-edge tech and energy-saving features, creating a place where people can thrive while treading lightly on the planet."

Said Flynn, “Together with our architect partners at Arch Nexus and STAND, and through critical investments from the State and City of Stockton, we will create the most innovative affordable multifamily housing development in the State of California. We hope to inspire all Californians to make climate action a priority.”

More about Mutual Housing California’s sustainability and climate action goals:

Mutual Housing is committed to reducing both energy consumption and carbon footprint across their portfolio and pipeline. They joined the US Dept of Energy (DOE) Better Building Challenge and Better Carbon Challenge to memorialize and formalize this goal. The challenge also comes with technical support from US DOE and other consultants. They have pledged to lower energy use by 20% over 10 years and greenhouse gas emissions by 50% over 10 years.

Mutual Housing has deep experience in pursuing their sustainability and climate action goals. Mutual Housing at Spring Lake, located in Woodland, CA. provides 101 one-, two-, three-, and four-bedroom flats and townhomes for agricultural workers and their families earning between 30%and 60% AMI. The three-story garden-style project was developed in two phases, with the first phase completed in February 2015 and the second in June 2019. Mutual Housing at Spring Lake was the first certified Zero Net Energy multifamily rental community built in the United States. The first phase of the project received the Housing Innovation Award from the U.S. Department of Energy and was one of two housing developments internationally to receive the United Nations World Habitat Award as an exemplary model of innovative and sustainable housing as well as resident leadership development. The company continues to partner with the local university, UC Davis, to measure performance and track tenant satisfaction.

Additionally, Mutual Housing California believes in developing and contributing to dense, walkable neighborhoods. These goals directly tie into carbon footprint and tenant health.  Their recent projects and pipeline reflect an increasing emphasis including their Cornerstone project, completed earlier this year, with 37 units per acre and Monarch at 220 units/acre, set to break ground in March 2025.

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