HomeMy WebLinkAboutReso 95-208 - Authorize Implementation of Amendments to the Rehab Loan Policy & Mobilehome Repair Program Policy Adopted by Reso 75-86 & 92-343 . , � �
RESOLUTION NO. �=020 �
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
AUTHORIZING IMPLEMENTATION OF AMENDMENTS TO THE
REHABILITATION LOAN POLICY AND MOBILEHOME REPAIR PROGRAM
POLICY ADOPTED BY CITY COUNCIL RESOLUTION NOS. 75-86 and 92-343
WHEREAS, the City of Redding has previously adopted a Rehabilitation Loan
Policy and Mobilehome Repair Program Policy by City Council action; and
WHEREAS, the City Council deems it to be in the best interest of the citizens of
the City of Redding that the aforementioned policies be further amended as set
forth in Exhibits "A," "B" and "C" attached hereto; and
WHEREAS, it has been determined that this matter is categorically exempt from
the provisions of CEQA.
NOW, THEREFORE, BE IT RESOLVED that the amendments to the Rehabilitation
Loan Policy, Property Rehabilitation Standards and Mobilehome Repair Program
Policy attached hereto as Exhibit "A," "B" and "C" are hereby approved and
adopted.
, I HEREBY CERTIFY that the foregoing resolution was introduced and read at a
regular meeting of the City Council of the City of Redding on the 5th day of
September 1995, and was duly adopted at 'said meeting by the following vote:
AYES: COUNCIL MEMBERS: P. Anderson, McGeorge, Murray and Kehoe
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: R. Anderson
ABSTAIN: COUNCIL MEMBERS: None
/ l.�j
DAVID A. HOE, Mayor
City of edding
ATTEST:
<
CONNIE STROHMAYER i Clerk
�
FORM APPROVED: �
. �
� �" �2
�
DOUGLAS . CALKINS, Assistant City Attorney a:\amend95.cc Q
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-� EXHIBIT "A"
CITY OF REDDING
REHABILITATION LOAN POLICY
Prepared by
Department of Planning and Community Development
Housing Division
Adopted by Resolution No. 75-86
Effective September 2, 1975
Amended February 1995
� I :.
CITY OF REDDING REHABILITATION LOAN POLICY �
TABLE OF CONTENTS �
Page No.
SECTION 1 - INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
SECTION 2 - DEFINITION OF TERMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
SECTION 3 - GENERAL ELIGIBILITY RE�.UIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . 5
A. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
B. Owner-Occupant/Owner-Investor . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C. Income/Housing Expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
D. Determination of Adjusted Gross Income . . . . . . . . . . . . . . . . . . . . 6
E. Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
F. Housing Expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
G. Credit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
H. Equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
I. Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
J. Assurance of Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
K. Water and Sewer Connection . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
SECTION 4 - DESCRIPTION OF LOAN PROGRAMS . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A. Amortized Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Amortized HOME Rental Program (HRP) for Owner-Investor Loans . . 9
C. Partially-Deferred Payment Loans . . . . . . . . . . . . . . . . . . . . . . . . . 10
D. Fully-Deferred Payment Loans for Elderly and Disabled . . . . . . . . 11
E. Water and Sewer Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
F. Rehabilitation Loans for Non-Profit Corporations . . . . . . . . . . . . . . 13
SECTION 5 - ELIGIBLE COSTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
A. Code and Rehabilitation Requirements . . . . . . . . . . . . . . . . . . . . . 15
B. Limited Assistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C. Cost-Effective Energy Standards . . . . . . . . . . . . . . . . . . . . . . . . . 15
D. Historic Preservation Standards . . . . . . . . . . . . . . . . . . . . . . . . . . 15
E. Rehabilitation Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
F. Building Permits and Related Fees . . . . . . . . . . . . . . . . . . . . . . 17
G. Certain Related Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
H. Refinancing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
SECTION 6 - INELIGIBLE COSTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
SECTION 7 - PROCESSING A LOAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
SECTION 8 - COMPLETING A HOME REHABILITATION . . . . . . . . . . . . . . . . . . . . . . . 19
SECTION 9 - GENERAL CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
SECTION 10 - SPECIAL PROGRAMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
SECTION 1 1 - ELIGIBLE AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
SECTION 12 - DEFAULT, FORECLOSURE AND PROPERTY DISPOSITION POLICY . . . . 21
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C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 1
SECT/ON 1 - /NTRODUCT/ON
Under the Housing and Community Development Act of 1974, the City of Redding was
allocated funds to develop and implement a community development program. In 1975, the
number one priority set by the Citizens Committee of the Community Development Advisory
Board was the establishment of a housing rehabilitation program.
The City's housing rehabilitation program provides: (1) low-interest loans to low- and
moderate-income homeowners; (2) loans to investor/owners who agree to participate in the
HOME Rental Program (HRP1; and, (3) loans to non-profit corporations for transitional or
permanent housing facilities. , , ,
� . . . . . . . . '
The program promotes housing opportunities for low-and moderate-income families by means
of loans which are provided to homeowners who would not otherwise be eligible for
conventional home repair loans. Special consideration is given to families on fixed incomes,
particularly the elderly and disabled.
The program offers five types of loans:
� Amortized Loan: A low-interest loan amortized monthly over a period not to exceed -a-9
'�;� years for homeowners.
� Construction Loan: A loan having a term that is the actual term of rehabilitation plus 60
days, or one year for investor/owners participating in the HOME Rental Program �HRP),
whichever is less.
G. Partially-Deferred Payment Loan: Loans which are amortized in an amount not to exceed
25 percent of family income, and deferred for the balance of the amount necessary to
rehabilitate the property, but in no event shall a borrower be permitted to defer more than
90 percent of the total loan.
� Deferred Payment Loan for Elderly and/or Disabled: A low-interest loan requiring no
monthly payments. These loans shall be repaid only when property title is transferred.
................................
�- Deferred Payment ����i�t�i� Loan for Non-Profit Corporations: A low-interest loan
.:......
...................................
carrying a term not to exceed 15 years and repaid based upon the subject property's
capacity to service the debt.
As loans are repaid, the money is returned to the loan account, creating a revolving pool of
funds available for future applicants. With judicious qualifying of applicants and careful
monitoring of outstanding loans, the original fund is continually replenished and more families
benefit from the original account.
.................... �
It is ,....,..............
#�eped���������C�; ;this program will remain a useful tool in helping to maintain and upgrade
the housing stoek within the City of Redding; and in particular, help stabilize and enhance
various neighborhoods. It is intended the program be liberal enough in scope and terms to
help families and individuals of low income, yet conservative enough to ensure the security
of the investment and thus be acceptable to a broad cross-section of the community.
.
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C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 2
It should be recognized that it may be necessary to make adjustments to the program as
working experience dictates. Above all, the program endeavors to create and maintain a
workable program of housing rehabilitation.
SECT/ON 2 - DEF/N/T/ON OF TERMS
The following definitions shall apply to this document unless another meaning is clearly
apparent from the context:
ADJUSTED GROSS ANNUAL INCOME shall mean the applicant's gross income less allowable
exclusions. �
AMORTIZED LOAN shall mean a loan liquidated on an installment basis.
ASSETS shall mean the entire property of all sorts belonging to an applicant.
BORROWER shall mean the recipient of a rehabilitation loan.
THE "CITY" shall mean the City of Redding, California, Department of Planning and
Community Development.
CITY COUNCIL shall mean the City Council of the City of Redding.
CODE VIOLATIONS shall mean infractions against the applicable codes contained in the
Housing Rehabilitation Standards.
CONSTRUCTION LOAN shall mean a loan which bears interest, has no monthly payment, and
is liquidated within 60 days following the end of the construction period.
CREDIT shall mean financial or commercial trustworthiness, as determined by the applicant's
previous performance regarding the payment of debts.
DEED OF TRUST shall mean a deed given by borrower to trustee to be held pending fulfillment
of an obligation, which is ordinarily repayment of a loan to a beneficiary.
DEFERRED PAYMENT LOAN shall mean a loan which is not liquidated on an installment basis.
DESIGNATED NEIGHBORHOODS shall mean those neighborhoods designated for rehabilitation
assistance by the City Council of the City of Redding.
DISABLED shall mean incapacitated by illness or injury that substantially limits activity,
according to criteria established by the Social Security Administration.
EMERGENCY REPAIRS shall address those conditions which pose a serious and immediate
health and/or safety threat to the inhabitants of a dwelling. These conditions shall include
either hazardous wiring or plumbing, mechanical, structural or sanitation problems as detailed
in Chapter 10 of the current Uniform Housing Code.
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EQUITY shall mean the value of a property in excess of claims or liens against it.
FAMILY shall mean all individuals who reside in a dwelling unit who are related by blood,
marriage, or kinship.
FAMILY INCOME shall mean adjusted gross income.
GENERAL PROPERTY IMPROVEMENTS shall mean improvements other than code violations
and incipient code violations which are eligible for rehabilitation loan money.
HOME INVESTMENT PARTNERSHIPS ACT of the National Affordable Housing Act of 1990
shall mean the federal legislation which provides funding for the current program activities in
the City of Redding including tenant-based rental subsidies, assistance to first-time home
buyers, property acquisition, new construction, reconstruction, moderate or substantial
rehabilitation, site improvements, demolition, relocation and other reasonable and necessary
expenses related to the development of affordable housing.
HOUSEHOLD shall mean all individuals who reside in or have an ownership interest in a
dwelling unit regardless of family ties.
HOUSING AND COMMUNITY DEVELOPMENT ACT OF 1974 shall mean the federal enabling
legislation which provides funding for the current program of housing and community
development in the City of Redding.
........
Hi�'3�:���1Y+1'�LOAN COMMITTEE shall mean a committee consisting of three members of the City
.........
Staff,derived from the following positions: the City Manager, the Assistant City Manager, the
City Attorney, the Director of Planning and Community Development and the Director of
Finance. The Housing Loan Committee shall be charged with approving or disapproving loan
applications consistent with the policies of the City of Redding.
INCIPIENT CODE VIOLATIONS shall mean a condition or element of a structure which will
deteriorate into an actual violation within a year or two of inspection.
INCOME/HOUSING EXPENSES shall mean the ratio of adjusted gross income to housing
expenses.
INTEREST shall mean a charge for borrowed money, repaid with the amount of the loan.
INVESTOR/OWNER shall mean an individual (or individuals) or family who owns or is buying
a unit(s) for the purpose of renting as residential property.
LAND CONTRACT shall mean a contract ordinarily used in connection with the sale of
property in cases where the seller does not wish to convey title until all or a certain part of the
purchase price is paid by the buyer; often used when property is sold on a small down
. I
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C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 4 -
payment.
LIEN shall mean a form of encumb�ance which usually makes property security for the
payment of a debt or discharge of an obligation. Example: judgments, taxes, mortgages,
deeds of trust.
LOW INCOME shall mean those incomes which do not exceed 80 percent of the median
income as established by the Department of Housing and Urban Development
MONTHLY HOUSING EXPENSES shall mean those expenses allowable as legitimate housing
expenses.
MORTGAGE shall mean an instrument recognized by law by which property is hypothecated
to secure the payment of a debt or obligation; the procedure for foreclosure in event of default
is established by statute.
NON-PROFIT CORPORATION shall mean a non-profit public benefit corporation organized
under the Non-Profit Public Benefit Corporation Law for charitable purposes within the meaning
of Section 501 (c113) of the Internal Revenue Code.
OWNER-OCCUPANT shall mean an individual or family who occupies and owns or is buying
a unit of residential property.
PROPERTY REHABILITATION STANDARDS shall mean that document of the same title,
identifying City codes applicable to residential rehabilitation and other environmental
deficiencies to be corrected during the rehabilitation process not identified in City codes.
REHABI�ITATION COST shall mean the total cost of repairs and improvements and other costs
for rehabilitation incurred by the applicant that are eligible for inclusion in a rehabilitation loan.
SECTION 8 MODERATE REHABILITATION PROGRAM shall mean that program which is
designed to provide a rent subsidy for an eligible tenant residing in a unit which has been
rehabilitated aceording to Section 8 Moderate Rehabilitation guidelines.
TITLE I, COMMUNITY DEVELOPMENT shall mean that portion of the Housing and Community
Development Act of 1974 which provides for general improvements in the community and
particularly for home rehabilitation.
TITLE II, SECTION 8 shall mean that portion of the Housing and Community Development Act
of 1974 which states that housing assistance payments may be made for new and
substantially rehabilitated housing. In this policy, Section 8 Income Guidelines are used.
TRANSITIONAL HOUSING FACILITY shall mean residential units which are occupied for a
specified length of time under a written contract while independent living skills are learned.
UTILITIES shall mean gas, electricity, water, sewage disposal and refuse collection.
VERY LOW INCOME shall mean those incomes which do not exceed 50 percent of the median
income as established by the Department of Housing and Urban Development.
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SECT/ON 3 - GENERAL EL/G/BIL/TY REQU/REMENTS
A. Location: Rehabilitation loans will be made only in neighborhoods designated by the City
Council, to correct code violations, and to make general improvements to a dwelling unit
as defined in the Housing Rehabilitation Standards.
B. Owner-Occupant/Owner-Investor: To be eligible for a rehabilitation loan, the applicant
must be included in one of the following categories:
1. Owner-Occupant. The applicant must be an individual (or individuals) or family who
owns or is buying a home. Persons buying homes under land contracts are excluded
from the loan rehabilitation program, except in those special cases where a land
contract is held by the State of California Department of Veteran Affairs. One or
more of the applicants must reside in such home.
2. Owner-/nvestor. The applicant must be an individual �or individuats) or family who
owns or is buying a unitls) for the purpose of renting as residential property. Income
eligibility requirements as identified in Paragraphs C & D c�f:;:ti�i:s:;;s��iit�3�:::do not apply
...........................
to investor/owner applicants. Investor/owners are not eligible for Water and Sewer
Loans. Investment properties shall have a positive cash flow.
,
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C. Income/Housing Expenses: The applicant must meet both of the following conditions:
1. Household adjusted annual gross income must be less than the following amounts
(NOTE: These income guidelines are from the Section 8, Title 2 of the Housing Act
of 1974, as most recently published by the Department of Housing and Community
Development):
1 person S 19,150
2 persons 521,900
3 persons 524,600
4 persons $27,350
5 persons 529,550
6 persons 531,750
7 persons 533,950
8 or more 536,100
2. The ratio of housing expense to adjusted gross income shall be not more than 25
percent, except for applicants that otherwise qualify for deferred or partially-deferred
payment loans.
.
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C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 6 '
D. Determination of Adjusted Gross Income: In calculating adjusted gross income, all of the
income of the applicant or applicants in cash or in kind shall be considered, except for the
following specific exceptions:
1 . Social Security monthly educational benefits to the children of an individual entitled
to disability or old age insurance benefits provided that the child is:
a. Unmarried.
b. Under age 18.
c. A full-time student under age 22.
2. Annual amounts paid for child support, provided that:
a. The child support is required by court order.
b. The required child support payments must be paid and received regularly.
3. Foster care payments.
4. Relocation payments made pursuant to Title II of the Federal Uniform Relocation and
Real Property Assistance Policies Act of 1970.
5. Payments under the G.I. Bill.
6. 5300 for each dependent child.
E. Use: A rehabilitation loan shall be used to correct code violations and to make general
improvements to the dwelling unit as defined in the Housing Rehabilitation Standards and
Section 5 of this policy.
That portion of an Amortized Rehabilitation Loan used for General Property Improvement,
F. Housing Expense: To determine the ratio set forth in Paragraph C2 �rt:::fi�i�::�i���i�€�, the
following expenses shall be included in housing expense:
1 . Mortgage payments, including principal and interest.
2. Mortgage insurance premium.
3. Service charges.
4. Hazard insurance.
5. Real estate taxes and special assessments.
6. Maintenance and repairs.
7. Utilities
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C/TY Of REDD/NG REHAB/L/TAT/ON POL/CY Page 7
G. Credit: A rehabilitation loan will be approved only if the applicant's credit record does not
show substantial disregard for former or existing obligations.
H. Equity:
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I. Assets: In order to qualify for a rehabilitation loan, the applicant �u:st
'k��':�t���l�;to accomplish rehabilitation through conventional financing or use of his or her
own assets as determined by the Housing Loan Committee.
J. Assurance of Completion: In some cases,the rehabilitation costs may exceed the amount
of a rehabilitation loan. In such instances a rehabilitation loan will not be made unless the
applicant can provide whatever additional amount is needed to assure completion of the
work so that the property will at least meet minimum city codes on the portions which
are to be rehabilitated. If the owner is to provide funds in addition to the rehabilitation
loan amount to complete the total rehabilitation, satisfactory evidence of such funds must
be presented to the City of Redding before the loan can be approved.
K. Water and Sewer Connection: In those cases where water and sewer services are
available, the structure must be connected to those se�vices or a part of the proceeds of
the loan must be used to connect to these services.
SECT/ON 4 - DESCR/PT/ON OF LOAN PROGRAMS
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A. Amortized Loans:
1. Pu�pose. The purpose of an Amortized Rehabilitation Loan is to pay the costs of
rehabilitation in those cases where the applicant's income is adequate to meet the
increased monthly housing expense of a rehabilitation loan payment.
2. E/igibi/ify. In order to qualify for an Amortized Rehabilitation Loan, the applicant must
meet all general eligibility requirements.
3. Abi/ity to Repay. The applicant's +�+�' :�a��.+�a���� ��.�..'a ��+ � �a +"��� •;m��
' , debt payments should not exceed 40
percent of the applicant's gross income.
4. Amount. The amount of an Amortized Rehabilitation Loan shall not exceed the lesser
of:
a. The actual (and approved) cost of repairs and improvements.
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i i �
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 8
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c. Projects requiring substantial rehabilitation (including reconstruction) through the
HOME Investment Partnerships Program may not exceed those amounts detailed
under Section 221(d)13) of the National Housing Act.
d. These limits also apply to the Partially-Deferred Payment Loans and Deferred
Payment Loans for Elderly and/or Disabled.
e:
5. Repayment:
a. Homeowner: A rehabilitation loan shall be repaid. �e�The borrower shall
not be required to make monthly loan payments, however, if housing expenses,
including rehabilitation loan payments, are in excess of�§�:fl percent of family
income.
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b. Investor/Owner: A rehabilitation loan shall become due and payable at the end
of the loan term or when the HOME Rental Program (HRP) Contract is
terminated. The loan may be assumed provided that the applicable contract �
remains in effect.
6. Terms and Conditions:
a. Homeowner: A rehabilitation loan shall be amortized for not more than 15 years
and shall bear interest at five percent 15%) simple interest.
� '
' � �
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 9
b. Investor/Owner - HOME Rental Program (under the HOME Investment
Partnerships Program�: A rehabilitation loan shall be amortized for not more than
15 years and shall bear interest at a maximum of five percent (5%) and a
minimum of three percent (3%) simple interest. The interest rate is determined
by needs of project and/or term of affordability of units.
c. A rehabilitation loan shall be secured by a note and a deed of trust e�re�#��i��t�:
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e. The borrower shall maintain current payments on property taxes and fire
insurance. The minimum amount of fire insurance must cover all trust deeds on
the property. The City shall obtain annual verification of paid taxes and effective
fire insurance.
f. Installments shall be �ae���d: monthly.
g. The loan may be �e�a�id ��p�'i� in whole or in part at any time without
penalty.
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1. Purpose. The purpose of a Home Rental Program (HRP) Loan, a portion of the HOME
Investment Partnerships Program, is to assist the participating owner-investor with
financing on the acquisition or rehabilitation of rental property for low-income
tenants.
2. E/igibi/ity. In order to qualify for an HRP Program Loan, the applicant must be in the
process of acquiring a property in need of rehabilitation or have site control of the
property in need of rehabilitation; and must demonstrate the ability and financial
capacity to secure, manage, and maintain the property upon completion of the
rehabilitation. A minimum of ten percent (10%) in cash of the cost of rehabilitation
work must also be provided by the borrower.
3. Abi/ity to Repay. The applicant must demonstrate the property's ability to #�e
gi���ra'Ce;:;ar��l;��ii�'���ri'a positive cash flow. Evidence of a good credit rating by the
applicant is also required.
4. Amount. The maximum amount for HOME-assisted units are as follows:
�
� � `
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 10
Studios 531,624
1-Bedroom 536,250
2-Bedroom 544,081
3-Bedroom 557,025
4-Bedroom + 562,596
5. Loan-to-Va/ue Ratio:
a. The loan-to-value ratio of a project having less than 12 units shall not exceed 90
percent.
b. The loan-to-value ratio for projects having more than 12 units cannot exceed 80
percent of the completed value.
6. Repayment. Loans shall be repaid in one of three repayment plans depending upon
the needs of the project. The three repayment plans are:
a. Principal and interest that are fully amortized;
b. Partial amortization of principal and interest or interest-only payments;
c. Principal and interest payments that are fully deferred in two- to five-year
increments on a case-by-case basis.
7. Teims and Conditions:
a. The maximum interest rate shall be five percent (5%) simple interest; the
minimum rate shall be three percent (3%1. (Interest rates are determined by the
needs of the project and/or term of affordability of the units.)
b. The term of the loan shall be no more than fifteen (15) years.
c. The loan shall be secured by a note and a deed of trust on the property.
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e. The borrower shall maintain current payments on p�t���ty::;;::'[��i�s::::;��tt� fire
insurance. The minimum amount of fire insurance must cover all trust deeds on
the property.
f: The borrower shall meet all HOME program conditions including, but not limited
to affordability and occupancy.
C. Partially-Deferred Payment Loans:
1. Certification. An applicant for an Amortized Loan may have a portion of his or her
- � �
C/TY OF REDD/NG REHAB/UTAT/ON POL/CY Page ��
monthiy loan payment deferred. If housing expenses including the loan payments
exceed � �t? percent of gross income, the amount of the �oan which causes this
excess shall be considered a Deferred Payment Loan, but in no event shall the
borrower be permitted to defer more than 90 percent of such loan.
2. Puipose. The purpose of a Partially-Deferred Payment Loan is to make possible the
rehabilitation of the property and improvements to the neighborhood in those
situations where the applicant cannot qualify for an Amortized Loan.
3. Repayment. A Partially-Deferred Payment loan shall be repaid. T�� ��� �m��*;���'
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4. Conversion. When the borrower's circumstance is substantially changed, t�� at the
borrower's option, the loan may be converted to a straight Amortized Loan.
5. Teims and Conditions:
a. The entire amount of a Partially-Deferred Payment Loan shall become due and
payable if the borrower sells the property, or when title is transferred.
b. A Partially-Deferred Payment Loan shall be secured by a note and a deed of trust
on the property.
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d. The borrower shall maintain current payments on property taxes and fire
insurance. The minimum amount of fire insurance must cover all trust deeds on
the property. The City shall obtain annual verification of paid taxes and effective
fire insurance.
e. �'#i�s T� loan shall bear interest at �::::�'ei:i�i�ui€r�:::::�t# three percent (3%) simple
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interest.
D. ������Deferred Payment Loans For Elderly and/or Disabled:
1. Purpose. The purpose of a Deferred Payment Rehabilitation Loan for the E�derly
and/or Disabled is to pay the costs of rehabilitation without increasing current
monthly housing expenses of those families on fixed incomes, particularly the elderly �
and disabled.
2. E/igibi/ity. To qualify for a Deferred Payment Loan for the Elderly and/or Disabled, the
applicant must meet all of the general eligibility requirements, except his or her
monthly housing expense need not exceed �§�� percent of gross income, and the
applicant must meet one of the following requirements:
�i • � - �.
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY paye �2
a. Be at least 60 years of age.
b. Be disabled according to the criteria established by the Social Security
Administration.
3. Amount. The amount of a Deferred Payment Loan shall not exceed: +�� '^���. �{:
a. The actual (and approved) cost of all necessary repairs, eligible improvements,
and allowable loan costs.
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5. Terms and Conditions:
a. The entire amount of a Deferred Payment Loan for the Elderly and/or Disabled
shall be secured by a note and a deed of trust on the property.
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c. The borrower shall maintain current payments on property taxes and fire
insurance. The minimum amount of fire insurance must cover all trust deeds on
the property. The City shall obtain annual verification of paid taxes and effective
fire insurance.
d. This loan shall bear interest at{�;;�i'ii�i�i`�`i�€�i`3:=�f;three percent (3%) simple interest.
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E. Water and Sewer Loans:
1. Pu�pose. The purpose of a Water and Sewer Loan is to pay the water and sewer
hook-up, whether or not the applicant is apptying for a rehabilitation loan.
' � �
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 13
2. E/igibi/ity. In order to qualify for a Water and Sewer Loan, the applicant must meet
all general eligibility requirements.
3. Amount. The amount of a Water and Sewer Loan shall not exceed the actual (and
approved) cost of installation.
4. Terms and Conditions:
a. Repayment. The term of repayment of the Water and Sewer Loan shall be:
................
(1) A maximum loan term e#� �3��:;;:��ti;;':��i����; 15 years for those applicants
meeting the eligibility requirements for Amortized Loans defined in Section
4A of this policy. Installments shall be due monthly ��d;:;�;l�a��:':�a€;i�#�r��'C
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b. A Water and Sewer Loan shall be secured by a note and a deed of trust on the
property in the amount of the loan.
c. The loan may be prepaid in whole or in part at any time without prepayment
penalty.
Because of the minimal amount of the loan for water and sewer connection, it will
not be necessary to secure termite inspection reports, appraisals, credit reports, a
title search and title insurance, or evidence of insurance. It shall be required that
staff document the owner's equity in the property and verify mortgage balances on
the property.
F. �i�������p�;Loans for Non-Profit Corporations:
1. Pu�pose. The purpose of a Rehabilitation Loan to a Non-Profit
Corporation is to assist with the cost of the rehabilitation of residential units to be
occupied at an affordable rate by lower-income households on a transitional or
permanent basis.
� � •
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 14
2. E/igibi/ity. In order to qualify for a �?���k�#�it�t�vr�:::;::Loan, the
applicant must be a non-profit corporation which owns or is buying residential units
for the purpose of establishing a transitional housing facility or for renting as
permanent residential units. All residents of the transitional housing facility units or
permanent residential units assisted under this program must meet HUD lower-income
requirements, as stated in Section 3C1 of this policy.
The rents charged plus any required utility payments must not exceed 30 percent of
the gross monthly income of the resident household .
...........
3. Amount. I��c�'i�':<::�€t�€i;t�'�s;;;;;;�Q�`':`:::non-profits shall not exceed: (1) the actual land
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approved) cost of repairs and improvements; or (2) $10,000 per assisted unit,
whichever is less.
The maximum number of assisted units per project will be determined according to
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a. The full amount of a F��;���5[����tit�n Loan under this section
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(2) �ea�--6---a-A Annual payment of accrued interest required;
(3) �—:A Remaining loan balance plus accrued interest, if any, to be
amortized, with monthly payments of principal plus
interest required;
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C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 15
r+�������le`<�'�s��v8��
c. The entire amount_of.the loan may be, repaid early without penalty.
d. The entire amount of a ',F����#�i���i'�i#rt; Loan under this section
shall become due and payable if the borrower sells the property, transfers title,
or changes the use of the property.
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f. The borrower shall maintain current payments on all liens, property taxes, and
fire insurance on the property. The minimum amount of fire insurance must
cover all trust deeds on the property. The borrower shall provide annuat
verification of paid taxes and fire insurance coverage.
g. The deed of trust securing the ���t�ii���i�: Loan under this
section shall be recorded in the first or primary position on the subject property.
A subordinate position is acceptable only if sufficient equity exists above the
principal balances on all trust deeds superior to the City loan to cover the full
amount of the City loan with 10 percent equity unencumbered.
SECT/ON 5 - EL/G/BLE COSTS
A. Code and Rehabilitation Requirements: A rehabilitation loan shall be made to cover the
cost of rehabilitation necessary to make the dwelling conform to Property Rehabilitation
Standards. Rehabilitation activities for those units to be leased under the Section 8
Moderate Rehabilitation Program shall be in accordance with Property Rehabilitation
Standards subject to limitations of the Section 8 Moderate Rehabilitation Program
................................
Regulations and Section 6��:;t�i�'::j�QW��: It shall correct hazards to health and safety, halt
:::::::;::::::::.................
deterioration of the structure, and correct incipient code violations. After rehabilitation,
the property shall, as a minimum, be a safe and habitable dwelling.
B. Limited Assistance. In special cases where it is not feasible to perform all necessary
repairs due to financial limitations of the applicant or overall cost of recommended repairs,
the minimum repairs required shall include those repairs necessary to bring the structure
into conformance with HUD Section 8 Housing Quality Standards (HQS). In no case shall
a limited assistance loan include more repairs than necessary to meet HQS unless
approved by the Housing Loan Committee.
C. Cost Effective Energy Standards. All properties being rehabilitated must meet Cost
Effective Energy Standards (as set forth in 24 CFR Part 391. The Cost Effective Energy
Standards set forth energy conservation and efficiency standards which must be met, as
long as the modifications are financially feasible and do not require work on etements that
would not ordinarily become exposed during the rehabilitation. The cost associated with
meeting these standards may be included in a rehabilitation loan.
D. Historic Preservation Standards. For all properties being rehabilitated, it shall be
ascertained whether or not the property is on the State Historic Places Register, National
� �
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 16
Register of Historic Places, or eligible for inclusion on the National Register of Historic
Places. If so, the rehabilitation must be done in accordance with the standards set by the
State of California or U.S. Secretary of the Interior, as applicable. The rehabilitation costs
associated with meeting these standards may be included in the rehabilitation loan.
E. Rehabilitation Objectives: In addition to compliance with code and rehabilitation requirements
set forth in the Property Rehabilitation Standards of the City of Redding, certain objectives
are encouraged. Objectives are not mandatory provisions, but have been included as
desirable improvements to properties. After the property has been rehabilitated to conform
with the Property Rehabilitation Standards, additional loan money not to exceed 40 percent
of the total loan may be used for the following General Property Improvements:
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1 . Facilities forthe handicapped as necessary. These include ramps,
railings, supports, locksets and doors, and larger door openings as appropriate for the
safety and convenience of such persons.
2. Drain tiling to public streets, alleys, or storm sewers.
• � �
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 17
3.
. . . . , � .
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4. A room addition �a�r�e built, altered, or improved in special cases where the
absence of such poses a serious hardship for the family.
5. Minor remodeling �ay�-h��„� in order to make a dwelling more functional or
attractive.
6. An adequate cooling system for each dwelling to an extent
deemed appropriate by the City.
7. Insect screens for windows and screen doors �a"�pFe�ed.
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8. The repair/replacement or new installation of free-standing stove appliances, garbage
disposals, refrigerators, and dishwashers , provided '+#
compliance with HUD regulations are met.
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F. Building Permits and Related Fees: Funds may be provided in the rehabilitation loan to
cover costs of building permits and related fees if these are not included in the
contractor's fees.
G. Certain Related Costs: A rehabilitation loan may include funds to cover certain costs and
charges relating to processing the loan application and closing. Accordingly, a
rehabilitation loan may provide for the cost of the following:
1. Appraisals.
2. Preliminary title reports.
3. Filing and recording fees.
4. Title insurance.
5. Hazard insurance.
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C/TY OF REDD/NG REHAB/L/TA T/ON POL/CY Page 18
6. Unpaid property taxes.
7. Termite inspection report.
8. Other fees as may be required.
The City will advance funds as necessary for an appraisal and the preliminary title report
prior to final approval of the loan application. When the loan is approved, the City shall
be reimbursed from the proceeds of the loan at the time of the loan closing. If the loan
is not approved or the application is withdrawn, advances shall be paid by the City.
H. Refinancing: A rehabilitation loan may include the refinancing of secured, existing debt
on a single-family, owner-occupied unit when lending HOME program funds to rehabilitate
the unit, if overall housing costs of the borrower will be reduced to achieve affordability.
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SECT/ON 6 - /NEL/G/BLE COSTS
The following costs are not eligible costs for a rehabilitation loan:
A. New construction, substantial reconstruction, expansion of the structure, or the finishing
of unfinished spaces unless otherwise stated in this text.
B. Materials, fixtures, equipment or landscaping of a type and quality which exceeds
adequate service or that is not customarily used for properties of the same general type.
C. Acquisition of land, excluding HOME Rental Program loans.
D. Purchase, installation or repair of furnishings or trade fixtures.
_......
E. ��a3� appliances ' .
F. Credit reports.
G. Refinancing the existing debt on property excluding back taxes. (CDBG only)
SECT/ON 7 - PROCESS/NG A LOAN
The following offers a brief outline of the steps necessary to process a loan. It is not intended
to detail all the mechanics of the process:
A. Interview applicant and determine basic eligibility.
B. Perform on-site inspection of property.
C. Prepare work write-up and cost estimate based on property inspection.
D. Obtain credit check, verifications and appraisal (if needed).
E. Obtain staff Housing Loan Committee approval or denial.
� �
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 19
F. Prepare all applicable loan documents, perform loan closing and arrange for disbursement
of loan proceeds.
G. The loan applicant will be informed in writing if a loan application is turned down. The
applicant may correct or exhibit a valid explanation of these disqualifications and resubmit
the application. Upon resubmission, the application will be re-evaluated by the staff�i�d:
__ _..
i�i� Housing Loan Committee.
SECT/ON 8 - COMPLET/NG A HOME REHAB/L/TAT/ON
Once a loan has been processed and approved, the following activities will take place. Again,
this is not intended to detail the process of completing a home rehabilitation, but is only a
summary of the steps to be taken.
A. Prepare all documents necessary to close the loan.
B. Arrange for disbursal of loan money.
C. Determine method of rehabilitation (i.e., self-help, owner-assigned, owner-contractor or
open City bid) and prepare contracts.
D. Oversee work in progress and provide regular inspections of work.
E. Upon completion, file Notice of Completion, make final payments to contractors and
suppliers for rehabilitation work.
F. After expiration of 35 days, make final payments to contractors and suppliers for
rehabilitation work.
G. Monitor payment procedures.
H. Upon repayment of loan amount, execute and record documents required to cancel note
and deed of trust.
SECT/ON 9 - CENERAL COND/T/ONS
Civil Rights: Comply with all HUD requirements with respect to Title VI of the Civil Rights Act
of 1964, as amended, to not discriminate upon . . . "the basis of race, color, creed, sex or
national origin in sale, lease, rental, use or occupancy of the subject property."
Equal Employment Opportunity: Must comply with Executive Order 1 1246 and HUD equal
opportunity requirements.
Use of Proceeds: Loan proceeds shall be used only to pay for costs of services and materials
necessary to carry out the rehabilitation work for which the loan will be approved.
Disbursement of Funds: Rehabilitation loan funds shall be disbursed in a manner defined by
the City.
Completion of Work: Assure that rehabilitation work will be carried out promptly and
efficiently, through written contract let with prior concurrence of the City.
� � �
C/TY OF REDD/NG REHAB/L/TAT/ON POUCY Page 20
Inspection: Inspection of the property, the rehabilitation work and all contract materials,
equipment, payrolls and conditions of employment pertaining to the work by the City or its
............
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Loan Security: The applicant must agree to provide security for a loan in the form of a deed
of trust and promissory note in favor of the City of Redding. A second deed of trust is
acceptable if sufficient equity exists above the principal balance on the first trust deed.
Maximum Term: The maximum terms for a rehabilitation loan shall be fifteen years. Loans
may be repaid in full at any time without penalty.
Maximum Term - ^�:����a ��.,�~A~• ����I��f��ri Loans to Non-Profit Corporations: The
maximum terms for a rehabilitation loan to a non-profit agency shall be twenty years. Loans
may be repaid in full at any time without penalty.
Conflict of Interest: The general rule is that no person who is an employee, agent, consultant,
officer, or elected (or appointed) official who exercise or have exercised any functions or
responsibilities with respect to City Housing program activities, or who are in a position to
participate in a decision-making process or gain inside information with regard to such
activities, may obtain a personal or financial interest or benefit from a City Housing activity,
or have an interest in any contract, subcontract or agreement with respect thereto, or the
proceeds thereunder, either for themselves or those with whom they have family or business
ties, during their tenure or for one year thereafter.
Loan Subordinations: Subordination of a City Rehabilitation Loan may be approved by the
Housing Loan Committee if the new first mortgage does not exceed the balance remaining on
the original first mortgage, plus reasonable costs related to the financing; if the equity position
of the loan is not decreased; and if the borrower is not receiving cash out of the transaction.
The monthly financial savings must be a substantial amount in order to justify approval.
If the current market value of the home indicates that there is sufficient equity to pay off the
City loan when refinancing a superior loan, and if the borrower's subsequent housing expense
is not increased beyond program guidelines, then the subordination request shall be denied.
Special consideration may be given to families experiencing undue hardship or that have had
a drastic change in circumstances which necessitate certain financial adjustments. The
Housing Loan Committee may take appropriate action under these circumstances subject to
protection of the City's interest.
SECT/ON 10 - SPEC/AL PROGRAMS
A. Loans to Eliminate Serious Health and Safety Hazards: The Housing Loan Committee may
approve loans in areas other than the designated neighborhood strategy areas in those
cases where it is determined that a serious health or safety hazard exists.
B. Relocation Grants and Advisory Services: Relocation grants and advisory services shall
be provided to individuals or families who must move from their dwelling during the
course of rehabilitation under the City of Redding Loan program or the HOME Investment
Partnerships program. These services shall consist of:
' � �
C/TY OF REDD/NG REHAB/L/TAT/ON POL/CY Page 21
1 . Actual moving and storage costs.
2. Actual rent and deposits for temporary replacement housing.
3. Relocation advisory service.
All requests for relocation payments shall be reviewed and approved or denied by the
Housing Loan Committee at the time the rehabilitation loan or grant is considered by the
Committee. Rental projects must be in compliance with regulations of the Tenant
Assistance Policy under the Rental Rehabilitation Grant program.
C. Emergency Deferred Loans: Deferred loans � i�rt�� be available '
to those persons who are unable to make a monthly loan payment
�;�rt€�::;u�F�t� do not meet the criteria of the deferred loan program. Eligible costs under
this program include loan processing fees and code items. General property
improvements are not eligible.
D. Home Repair Program Grants: Grant assistance, up to a maximum of $950, shall be
provided to eligible individuals or families requiring the completion of handicapped
accessibility improvements or immediate health/safety repairs. This special program is
designed to assist both owner-occupants and renters who are lower-income (typically,
elderly or disabled►. The purpose of the program is to cover the service gap that exists
for eligible participants who need repairs but provision of a loan is not feasible or cost-
effective. Landlords who participate in the program are obligated to match the grant
amount with private dollars and are limited to handicapped accessibility improvements
only. Program recipients (either homeowners or tenants) must meet the applicable
definitions of "low income" or "disabled" as detailed in Section 2 of this policy. Eligible
repairs may include basic repairs of plumbing, electrical, flooring, mechanical and
installation of grab bars. Other repairs necessary to provide handicapped accessibility or
eliminate critical health/safety problems may also be included.
SECT/ON 11 - EL/G/BLE AREAS
The following areas are eligible for City of Redding Housing Rehabilitation Loans:
Homeowner and Non-Profit Corporations: Residentially zoned areas within the city limits
of the City of Redding.
Investor/Owner-Rental Rehabilitation: Residentially zoned areas within the city limits of
the City of Redding.
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• • �
- EXHIBIT "B"
CITY OF REDDING HOUSING DIVISION
PROPERTY REHABILITATION STANDARDS
Prepared by
Department of Planning and Community Development
Housing Division
Adopted by Resolution No. 75-86
Effective September 2, 1975
Amended July 1993
�
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/. HOUS/NG REHAB/L/TAT/ON PROGRAM PURPOSE �
The City of Redding (City) has developed a Housing Rehabilitation Program to assist property
owners in rehabilitating their homes through low-interest loans. The specific objectives of the
program are:
A. To assist low- and moderate-income property owners throughout the City to
rehabilitate their homes to an acceptable living standard.
B. To upgrade substandard and deteriorated housing units within the City of Redding.
C. To increase the supply of affordable and quality housing units within the City of
Redding.
D. To accomplish rehabilitation in such a manner that the structure will have increased its
economic life and value to the homeowner and the neighborhood.
//. PURPOSE OF THESE STANDARDS
The purpose of these property rehabilitation standards is:
A. To serve as minimum standards to which individual properties shall be improved under
the Housing Rehabilitation Program.
B. To serve as a guide in determining how rehabilitation financial assistance may best be
utilized.
C. To serve as standards in the inspection and evaluation of the condition of residential
structures to be considered for rehabilitation.
///. USE OF THESE STANDARDS
These standards are broken into five general categories as follows:
A. REQUIRED IMPROVEMENTS: Items that are listed in this category provide the
minimum standards which properties being rehabilitated under the Rehabilitation
programs must meet. All items listed in this category are required to be corrected for
participation in the program. This category is further broken down into three sub-
categories as follows:
1) Program Repair Requirements: This section provides for minimum repair
standards to increase the general appearance of the outside of the structure and
property, as well as requirements necessary to secure the City's loan interest
in the property, in keeping with HUD's Housing Quality Standards.
2J Critica/Code: This section provides for minimum repair standards to safeguard
life or limb, health, and the public welfare.
PROPERTY REHABILITATION STANDARDS Page 1
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.
- 3) WateiandSewerConnectionRequi�ement: This section provides for sewer and
water hook-up as a minimum requirement of the Rehabilitation Program. This
allows residents to secure a more permanent source of water and waste
disposal.
B. ADDITIONAL IMPROVEMENTS: This section serves as a guide in determining what
additional repairs shall be considered to further improve the property in the interests
of achieving the objectives of the program. Items listed in this category are not
required to be addressed in the course of rehabilitation unless it is determined that the
severity of the deficiency is such that it threatens the life, health, or safety of the
building occupants or the public. This section also includes additional code items,
applicable Uniform Building Codes, and City ordinances that may be required.
Accomplishment of additional improvements shall be based upon the economic
feasibility of the proposed rehabilitation activity.
C. GENERAL PROPERTY IMPROVEMENTS: This section describes other types of
improvements that may be done in addition to the Required and Additional Repairs to
generally upgrade the property under certain City loans.
D. INELIGIBLE IMPROVEMENTS & COSTS: This section lists improvements that are
inconsistent with the objectives of the Rehabilitation Program and are therefore
ineligible for Rehabilitation Program funding.
E. MATERIALS AND PRODUCTS: This section describes the basic quality and design
criteria of materials provided through City funding as per the City of Redding Housing
Division's General Specifications.
REQU/RED /MPROVEMENTS
A. PROGRAM REPAIR REaUIREMENTS:
1. Substandard Buildings: Buildings which have previously been determined to be
substandard under the rules and regulations of the City having jurisdiction, shall
be brought up to the standards as mandated by that authority.
2. Outstanding Permit Work and Correction Notices: Properties or buildings which
have prior incomplete work under permit, out-standing correction notices,
nuisance abatement citations or similar related notices for corrective action shall
be brought up to the standards as mandated by the City.
3. Incomptete Construction Not Under Proper Permit: Properties or buildings which
have incomplete work for which the proper permits were not issued shall be
inspected by the City having jurisdiction and shall be brought up to the
standards as mandated by the City.
4. Termite Reports and Related Work: All properties receiving assistance under the
loan program shall have a structural pest control inspection by a licensed pest
control company, unless otherwise exempted by the Rehabilitation Inspector for
just cause. All structural deficiencies and infestation listed on the report shall
be corrected. Upon completion of the work, one or both of the following
documents shall be provided to the City prior to final disbursements:
PROPERTY REHABILITATION STANDARDS Page 2
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a) An original Structurai Pest Control Report showing the property to be
free and clear of all infestation and infection; or
b) A Notice of Work Completed and Not Completed showing all work
completed as listed on a referenced Structural Pest Control Report and
associated Limited Reports, if any, for the subject property.
5. General Appearance: The general appearance of the outside of the structure
and the lot shall be such that it makes a significant contribution to the general
appearance of the neighborhood after rehabilitation. The following shall serve
as minimum standards in accomplishing such:
a) All buildings on the lot shall be provided with a new exterior paint
coating when the existing coating is peeling, cracking, stained, fading,
chalking or otherwise in a condition that detracts from the appearance
of the property.
b) All fences visible from the street that are structurally unsound or have
broken, sagging or missing members, shall be removed, repaired or
replaced.
c) All abandoned or nonoperative vehicles or vehicles which constitute a
threat to children shall be removed from areas visible from the street.
d) All trash and debris shall be removed from areas visible from the street.
6. All properties shall be appraised by a licensed real estate appraiser, as
determined in the City of Redding Housing Rehabilitation Procedures Manual.
7. All dwelling units shall have smoke detectors as per the latest applicable UBC
adopted by the City.
B. CRITICAL CODE:
All buildings on the property or portions thereof which have any of the following
deficiencies to the point that they endanger the life, limb, health, safety or we/fare of
the public or the occupants thereof or pose a th�eat of imminent collapse or failure,
shall be corrected under permit and in accordance with the appropriate construction
Code, Zoning and Use Requirements, and Historical Preservation Requirements.
Deficiencies shall include the following:
1. Structural Deficiencies:
a) Deteriorated or inadequate foundations.
b) Defective, deteriorated, missing or insufficiently sized sub-flooring or
floor supports. �
c) Defective, deteriorated or insufficiently sized members of walls,
partitions or other vertical supports that split, lean, list or buckle due to
the loads imposed.
PROPERTY REHABILITATION STANDARDS Page 3
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� d) Defective,deteriorated or insufficiently sized members of ceilings, roofs,
and roof supports which sag, split, or buckle due to the loads imposed.
e) Large holes, severe bulging or large areas of failing wall-covering
materials such as sheetrock or plaster.
f) Fireplaces or chimneys which list, bulge or have visible loose bricks.
g) Defective, deteriorated, loose or missing stairs, landings, handrails, or
guard rails.
h) Plumbing vents that terminate or are broken within the building envelope
or substructure area. �
i) Lack of the following minimum plumbing facilities in working order per
dwelling unit:
- One water closet
- One lavatory
- One bathtub or shower
- One kitchen sink
- One hot water heater
j) Fuel-gas piping which is broken, leaking, defective, or in such condition
as to endanger life or property.
2. Hazardous Mechanical Equipment:
a) Lack of adequate heating and cooling source.
b) Improperly vented or unvented gas or wood-burning appliances.
c) Improperly installed or defective mechanical equipment that is in such
condition as to endanger life or property.
3. Hazardous Site Conditions:
a) Open abandoned septic tanks, cess pools, water wells and dry wells.
b) Trenches and large open pits or holes near public or private walkways.
c) Failed septic systems posing public health problems.
d) Garbage accumulation posing a public health hazard.
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.........................................................................................................................................................................
PROPERTY REHABILITATION STANDARDS Page 4
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ADD/T/ONAL /MPRO VEMENTS �
A. All deficiencies listed in the previous Critical Code Section that are not in a condition
that they may endanger the life, limb, health, safety or welfare of the public or the
occupants thereof, or pose the threat of imminent collapse or failure may be corrected.
B. All properties shall be brought to the minimum standards of the Uniform Housing Code,
including Space and Occupancy Standards, Structural Requirements, Mechanical
Requirements, and Exits and Fire Protection. All existing conditions which fall into the
Substandard Buildings Definitions of the above-mentioned codes shall be abated.
C. GENERAL SERVICES AND FACILITIES: Utilities for occupancy shall be provided or
upgraded for each property as follows:
1 . Operating connection with a municipal water supply as per City code.
2. Sanitary facilities connected with municipal sewage system as per City code.
3. Facilities for domestic hot water with a reasonable life expectancy.
4. Heating facilities adequate for healthful and comfortable living conditions.
5. A minimum 100-amp electrical service.
6. Water supply and distribution piping that allows for adequate water pressure
and volume for normal usage.
7. Sewer lines that are properly graded, structurally sound and free from persistent
clogging and intrusion by roots.
D. ACCESS TO PROPERTY AND DWELLING:
1 . Each property shall be provided with dust-free vehicular access to and from the
property at all times from an abut�ing public or private street. (Does not include
the paving of private streets.)
2. Safe and durable walks,steps, and existing flat concrete work shall be provided
for convenient all-weather access to the structure. (Does not include the
........
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E. SITE IMPROVEMENTS:
1 . Site development of each property shall:
a) Provide for the immediate diversion of water away from buildings and
dispersal from the lot.
b) Prevent soil saturation detrimental to the structures.
2. Fences shall be repaired, removed, or replaced when found to be dilapidated or
hazardous.
PROPERTY REHABILITATION STANDARDS Page 5
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3. All exterior appurtenances or accessory structures which are in a deteriorated
condition and which are not economically feasible for repair shall be removed
or replaced in kind.
4. All overgrown shrubbery and/or vegetation shall be removed or trimmed.
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st��tura�::::�rit�°'�t:":>::::::sa��:::':>:ari�::::�r�a:i����air�c�::::z��:;:».`�� ;��t>':::>:�� ����r��n� .:.
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B�b: All trash,junk, debris, abandoned vehicles or appliances shall be removed from
the property.
F. ROOF COVERING:
1 . All roofs shall have a suitable covering free of holes, cracks or excessively worn
surfaces, which will prevent the entrance of moisture into the structure interior
and provide reasonable durability and longevity. Roofs shall have a controlled
method of dispersion of water from the surface. All existing gutters and
downspouts shall be in good repair.
G. EXTERIOR OPENINGS:
1 . Exterior windows and doors shall be equipped with screens and locking devices.
2. Existing doors and windows shall be repaired,unless deteriorated beyond repair,
in which case these shall be replaced with new doors or windows.
H. GENERAL INTERIOR:
1 . Properly hung doors with workable hardware shall be provided to each
bedroom, closet, bathroom or toilet compartment.
2. Finished floors shall be provided that are appropriate for the use of the space
and in such a condition so as not to pose a tripping hazard.
3. All stairs,landings and corridors shall be arranged to permit adequate headroom
and the passage of furniture and equipment.
4. All interior finish surfaces that are disturbed as a result of other work called for
in the Required or Additional Improvements sections shall be painted or
repainted to the degree necessary to'provide a quality finished project. Existing
wall and ceiling surfaces shall provide for durability and relative economy of
maintenance. Areas subject to moisture shall be painted with a non-absorbent
type paint.
I. EXTERIOR ENVELOPE - WEATHER PROTECTION/SECURITY: The following shall be
corrected:
1 . Defective or ineffective waterproofing of a dwelling's exterior roof and/or walls,
doors, or windows which allows the penetration of moisture to the interior of
the dwelling.
PROPERTY REHABILITATION STANDARDS Page 6
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2. Defective or lack of reasonable security to dwelling, including doors and �
windows and associated locking devices.
3. Excessive moisture in habitable rooms due to seepage or drainage.
J. HAZARDOUS ELECTRICAL: The following shall be corrected:
1 . Main service, sub-panels, connection or fixture boxes with missing or ineffective
covers or anchorage.
2. Inadequate breaker or fuse size for the wire being serviced.
3. Double lugging or over-loading of circuits.
4. Improper grounding of electrical system.
5. Overhead service wiring below the minimum height requirements of the City of
Redding Electric Department and/or the National Electric Code.
6. Exposed, loose, or sparking wiring and connections.
7. Lack of adequate electrical outlets.
8. Unfused conductors throughout the dwelling.
K. HAZARDOUS PLUMBING AND WASTE DISPOSAL: The following shall be corrected:
1 . Lack of cold running water to plumbing fixtures.
2. Polluted domestic water wells.
3. Improper cross-connections with municipal water supply.
4. Leaking domestic water supply or distribution lines.
5. All conditions which cause open liquid waste or sewage including overwhelmed,
broken, defective, o� leaking building drain and sewer lines or private sewage
disposal system.
6. Lack of connection to required sewage disposal system.
L. KITCHEN FACILITIES:
1 . Each living unit shall have a specific kitchen space with a chip-free sink, hot and
cold running water, and a non-absorbent counter for the preparation of food.
2. All kitchen floor coverings shall be of a water-impervious material.
3. Countertop work space shall be a minimum of 6 square feet for a one- or two-
bedroom living unit, and 10 square feet for a three- or four-bedroom living unit.
PROPERTY REHABILITA TION STANDARDS Page 7
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� 4. Storage shelving shall be a minimum of 30 square feet. Drawer area shall be
a minimum of 5 square feet. (Storage and drawer facilities in pantries, sink or
range complexes may be counted as part of the required storage space.)
5. Existing cabinets with broken or missing components, or permeable surfaces
due to a defective protective finish, shall be repaired and/or refinished unless
replacement with new cabinets is more effective.
6. Kitchens shall be provided with a mechanical exhaust system, to expel smoke
and/or fumes associated with cooking to the exterior.
7. Existing defective built-in ranges, ovens, garbage disposals, and dishwashers
shall be repaired or replaced in kind. Existing defective free-standing ranges
may be replaced.
M. BATH FACILITIES:
1 . All bathroom floor coverings shall be of a water-impervious material.
2. A locking device shall be provided to each bathroom door.
3. All plumbing fixtures and appurtenances shall be in good working condition and
properly connected to hot and/or cold running water as applicable.
4. Each bathroom shall contain a medicine cabinet, towel bars and a toilet tissue
holder.
5. Bathrooms shall be provided with a mechanical exhaust system to expel
moisture-laden air to the exterior when no means of natural ventilation exist.
6. Ground-fault circuit interrupter receptacles or breakers shall be provided to all
existing bathroom outlets.
7. Bathtub or shower enclosures must have suitable wall coverings free of voids
or cracks to prevent the penetration of moisture into the wall cavity and must
provide ease of maintenance, reasonable durability, and longevity.
N. BEDROOMS:
1 . Bedrooms shall be enlarged or added when an overcrowding condition exists as
defined by City's Bedroom Addition Policy.
2. Clothes closet space shall be provided within each room being used as a
bedroom. Closets shall be provided with a shelf and clothes pole.
3. Windows in sleeping rooms that are re-framed shall meet current UBC exit
standards.
O. LAUNDRY FACILITIES:
1 . Provisions for the installation of laundry facilities (utility hook-ups only) shall be
PROPERTY REHABILITATION STANDARDS Page 8
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provided on the premises. �
P. WEATHERIZATION/ENERGY CONSERVATION:
1 . The attics of conditioned areas shall be insulated to a minimum of R-30 with an
acceptable insulative material.
2. Weatherstripping shall be applied as needed around all exterior doors and
windows of conditioned areas. Foam types shall not be utilized for this item.
Insulate walls to a minimum of R-1 1 with an acceptable insulative material.
3. Any exterior walls of conditioned areas that are opened down to the studs
during the course of rehabilitation shall be insulated to a minimum of R-1 1 with
an acceptable insulative material.
4. All joints in the building envelope shall be caulked or sealed and loose or brittle
caulking shall be replaced. This includes caulking around windows.
5. Supply and return heating and air-conditioning ducts shall be insulated where
they run through unconditioned spaces.
6. Water heaters shall have an insulation rating or insulation blanket with a rating
of no less than R-6.
7. When replacing windows, new windows shall be dual-pane.
8. Attics shall be provided with natural ventilation to prevent excessive heat in
attics.
; .:::::.::::::..__....:...
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Q. All other corrections that, in the opinion of the inspecting Housing Specialist, will
prevent the precipitous deterioration of the property.
GENERAL PROPERTY/MPROVEMENTS
A. General Property Improvements (GPI's) may be made in addition to Required and
Additional Improvements under some City loan programs. These types of
improvements are not eligible under all programs and are limited to forty percent (40%)
of the cost of completing the Required and Additional Improvements.
B. GPI's include the addition of or general upgrading of any component of the structure
or property, providing the improvement is not listed as an Ineligible Improvement.
Examples include but are not limited to:
1 . Room additions including bathrooms, bedrooms, kitchens, and general living
areas.
2. Upgrading of built-in appliances and fixtures from a medium grade to a high
grade.
PROPERTY REHABILITATION STANDARDS Page 9
� � •
� 3. Upgrading of carpet and linoleum.
4. Repainting or finishing of interior surfaces when not a part of the Required or
Additional Improvements.
5. Installation of ceramic tile counters, floors, or shower stalls (except when
replacing in-kind).
6. Kitchen or bath remodeling.
7. Patios and patio covers.
8;:>::::::::>:::::::>::�?�`��i�r::::�e�r€t:`::::::li'"ti�:;:
�.::::.�.::::::::::
/NEL/G/BLE/MPROVEMENTS
There are certain improvements that are clearly inconsistent with the objectives of the
Rehabilitation Program or can not be considered a part of the real property against which the
loan is secured. These types of improvements are not eligible for Rehabilitation Program
funding. These improvements include but are not limited to:
1 . Appliances:
- Clothes washers and dryers
- Microwave or toaster ovens
- Free-standing room air conditioners or purifiers
2. Barbecues.
3. TV sets or antennas.
4. Furniture or area rugs.
5. Draperies .
6. Swimming pools and spas.
7. Burglar protection bars.
8. Kennels or other facilities for the care of domestic or farm animals.
9. Fixed or free-standing equipment, and/or alterations or additions to structures
or property that are intended for business use.
10. Expensive luxury or designer goods of an extravagant nature.
11 . All other items or work that are not considered or do not improve the real �
property to which the loan is secured.
PROPERTY REHABILITATION STANDARDS Page 10
• � •
MATER/ALS AND PRODUCTS
A. QUALITY OF MATERIALS AND PRODUCTS: All materials used as replacements or
additions shall be of good quality and of inedium grade. Expensive replacements or
installations of an extravagant nature are prohibited. Second-hand material may be
used when agreed to by the parties of the contract and the City of Redding Building
Department. Materials installed shall provide appropriate structural strength, adequate
resistance to weather and moisture, and reasonable durability and economy of
maintenance. Refer to the City of Redding Housing Division's General Specifications
for greater detail.
B. DESIGN COMPATIBILITY: Inherent historical architectural character is an important
resource and every effort shall be made to preserve and restore the architectural
heritage of historicalty significant buildings. Alterations or repairs of all buildings shall
be made to match or improve the original as to style, material, and appearance.
d:\docs\standard.reh
PROPERTY REHABILITATION STANDARDS Page 1 1
1
� �
• EXHIBIT "C"
CITY OF REDDING
MOBILEHOME REPAIR PROGRAM
POLICY
Prepared by:
Department of Planning & Community Development
Housing Division
Adopted by Resolution No. 92-343
Effective August 3, 1992
Amended February 1995
1
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MOBILEHOME REPAIR PROGRAM (MRP)
TABLE OF CONTENTS �
E TION PA E
1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. DESCRIPTION OF LOAN PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. DESCRIPTION OF GRANT PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. GENERAL ELIGIBILITY REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
6. ELIGIBLE REPAIRS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
7. INELIGIBLEREPAIRS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
8. PROCEDURES (�OAN)
Financial Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Rehabilitation Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
9. PROCEDURES (GRANT)
Financial Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Rehabilitation Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
i
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City of Redding Mobilehome Repair Program (MRP) Page 1
SECT/ON 1 -/NTRODUCT/ON
There are over 2,241 mobile homes in the City of Redding (1990 censusl. Typically, 75% to 85% of
these are olde�, and half are occupied by low-income persons, many of whom are elderly. Most, if not
all, of the o�ider units fail to meet minimum health and safety standards. Market-lending rates are cost
prohibitive for low-income families as a means of financing repairs in the mobilehome market. Local
housing programs are typically unable to provide adequate financial assistance to address mobilehome
repair needs, often because of difficulties in securing notes against the property or insufficient equity.
The Mobilehome Repair Program (MRP) has been designed to provide low-interest loans to low-income
mobile home owners in the City of Redding who are elderly, on a fixed income, or needy. The program
will assist those families who are owner-occupants of mobile homes, and are unable to obtain
rehabilitation funding resources.
This program offers a maximum S4,000.00 loan to eligible households on a one-time basis to meet
rehabilitation needs and eliminate basic health and safety problems. In those cases where it is
determined that an emergency or serious health and/or safety hazard exists, the City reserves the right
to consider a previous applicant's further request for assistance. Provision of a grant (up to t�Aa
;��5�3)to eligible participants, who are in need of handicapped accessibility improvements or immediate
health/safety repairs, is also available in cases where provision of a loan is not feasible or cost
effective.
In order to administer this program, the City of Redding shall utilize Housing Division staff to manage
and carry out day-to-day functions of the loan program. It should be recognized that it may be
necessary to make adjustments to the program as experience dictates.
As the community continues to grow, it is recognized that the importance of a mobile home as a
principal residence for lower-income households also increases. This fact supports the consideration
that the mobile home is part of the community's permanent housing stock and should be included in
the overall effort to provide decent, affordable housing.
It is the intention of this program to utilize a loan as the primary funding mechanism except under
special circumstances wa�ranting a grant. It is also hoped that the program will be liberal enough in
scope and terms to help families and individuals of lower income, yet conservative enough to ensure
the security of the City's investment and be acceptable to a broad cross-section of the community.
SECT/ON 2 -DEF/N/TJONS
The following definitions shall apply to this document unless another meaning is clearly apparent from
the context:
ADJUSTED GROSS ANNUAL INCOME shall mean the applicant's gross income less allowable
exclusions.
AMORTIZED LOAN shall mean a loan liquidated on an installment basis.
ASSETS shall mean the entire property of all sorts belonging to an applicant.
BORROWER shall mean the recipient of a loan.
CDBG shall mean the Community Development Block Grant Program as set forth in the Housing and
Community Development Act of 1974.
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City of Redding Mobilehome Repair Program (MRP) Page 2 �
TH� CITY shall mean the City of Redding, California, Department of Planning and Community
Development.
CITY COUNCIL shall mean the City Council of the City of Redding.
CODE VIOLATIONS shall mean infractions against the applicable codes contained in the Housing
Rehabilitation Standards.
CREDIT shall mean financial or commercial trustworthiness, as determined by the applicant's previous
performance of the payment of debts.
DEFERRED PAYMENT LOAN shall mean a loan which is not liquidated on an installment basis.
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EMERGENCY REPAIRS shall address those conditions which pose a serious and immediate
health/safety threat to the inhabitants of a dwelling. These conditions shall include either hazardous
wiring, plumbing, mechanical, structural or sanitation problems as detailed in Chapter 10 of the current
Uniform Nousing Code.
EnUITY shall mean the value of a property in excess of claims or liens against it.
FAMILY shall mean all individuals who reside in a dwelling unit related by blood, marriage, or kinship.
FAMILY INCOME shall mean adjusted gross income of all family members.
GENERAL PROPERTY IMPROVEMENTS shall mean improvements other than code violations, incipient
code violations, and required items which are eligible for rehabilitation loan funds.
GRANT shall mean a financial contribution for the particular purpose of rehabilitating property through
the Mobilehome Repair Program.
GRANTEE shall mean that owner of record receiving the financial contribution for the purpose of
rehabilitating his/her property through the Mobilehome Repair Program.
GRANTOR shall mean the provider of the financial contribution to rehabilitate said property through the
Mobilehome Repair Program.
HOUSEHOLD shall mean all individuals who reside in or have an ownership interest in a dwelling unit
regardless of family ties.
HOUSING QUALITY STANDARDS shall mean those HUD regulations set forth in the HUD Section 8
Rental Assistance Program which details a basic level of acceptable housing.
INCOME/HOUSING EXPENSES shall mean the ratio of adjusted gross income to housing expenses.
INTEREST shall mean a charge for borrowed money repaid along with the amount of the loan.
LIEN shall mean a form of encumbrance which usually makes property secure over the time of payment
of a debt or discharge of an obligation. Example: judgments, taxes, mortgages, deeds of trust.
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� City of Redding Mobilehome Repair Program (MRP) Page 3
LOAN COMMITTEE shall mean a committee consisting of three members of the City Staff, derived from
the following positions: the City Manager, the Assistant City Manager, the City Attorney, the Director
of Planning and Community Development and the Director of Finance. The Loan Committee shall be
charged with approving or disapproving loan and grant applications consistent with the policies of the
Mobilehome Repair Program.
LOW INCOME shall mean those incomes which do not exceed 60 percent of the Redding area-wide
median income as established by the latest published guidelines from the Metropolitan Statistical Area.
MOBILE HOME shall mean a transportable dwelling that is not self-contained and that is used as a
permanent residence, connected to utilities, with or without a permanent foundation.
MODERATE INCOME shall mean those incomes which exceed 80 percent but less than 120 percent
of the median income as established by the U.S. Department of Housing and Urban Development.
MONTHLY HOUSING EXPENSES shall mean those expenses allowable as legitimate housing expenses.
MORTGAGE shall mean an instrument recognized by law by which property is hypothecated to secure
the payment of a debt or obligation; procedure for foreclosure in event of default is established by
statute.
OWNER-OCCUPANT shall mean an individual or family who occupies and owns or who is buying a unit
of residential property and will occupy such residence.
PROMISSORY NOTE shall mean a written promise to pay or repay a specified sum of money at a stated
time or on demand.
REHABILITATION COST shall mean the total cost of repairs and improvements and other costs for
rehabilitation to be incurred by the applicant that are eligible for inclusion in a rehabilitation loan.
UTILITIES shall mean gas, electricity, water, sewage disposal and refuse collection.
SECT/ON 3-DESCR/PT/ON OF LOAN PROGRAM
A. Deferred Pavment Loans For Elderlv and/or Disabled:
1. Purnose. The purpose of a Deferred Payment Rehabilitation Loan for the Elderly and/or
Disabled is to pay the costs of rehabilitation without increasing current monthly housing
expenses of those families on fixed incomes, particularly the elderly and disabled.
2. Eli i ili . To qualify for a Deferred Payment Loan for the Elderty and/or Disabled in the
Mobilehome Repair Program, the applicant must meet atl of the general eligibility
requirements, except his/her monthly housing expense need not exceed 25% of gross
income and must meet one of the following requirements:
a. Be at least 60 years of age.
b. Be disabled according to the criteria established by the Social Security Administration.
3. Am n . The amount of a Deferred Payment Loan shall not exceed the lesser of:
a. The actual (and approved) cost of all necessary repairs and allowable loan costs.
b. A maximum of 54,000.00
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City of Redding Mobilehome Repair Program (MRP) Page 4
c. The loan amount may be increased up to a maximum of S6,000 in those cases where
the cost to repair one of the unit's major systems (i.e., roof, heating/cooling, etc.)
causes the project to exceed the 54,000 loan limit while addressing health and safety
violations.
4. Reoavment. If not repaid earlier, the loan shall become due and payable at the time of a
property transfer, death of owner(s), or at a date specified in the loan documents, whichever
first occurs.
5. Terms and Conditions:
a. The entire amount of a Deferred Payment Loan for the Elderly and/or Disabled shall be
secured by a note and a security agreement on the property.
b. The borrower shall maintain current payments on hazard insurance. The minimum
amount of hazard insurance must cover all liens on the property and shall name the City
of Redding as loss payee on the property. The City shall obtain annual verification of
paid taxes and effective hazard insurance.
c. A Deferred Payment Loan shall bear interest at the rate of three percent (3%) simple
interest per year.
d. A Deferred Payment Loan shall be deferred for the lifetime of the borrower, unless
otherwise specified in the loan documents, provided that if the property is used for
rental income, then the deferred loan shall be due and payable. If this occurs, the City
has the right to foreclose on the loan.
e. As part of the administration of the Program, the applicant will be required to pay for
loan costs. These costs may be funded from the loan proceeds or paid directly by the
borrower and are as follows:
- Pest Control Report Fees, if applicable
- Title Investigation Fees
- Credit Report Fees
- Lender Processing Fees
B. Deferred Pavment Loans
1. Puraose. The purpose of a Deferred Payment Rehabilitation Loan is to pay the costs of
rehabilitation without increasing current monthly housing expenses of low-and fixed-income
households.
2. Eli i ili . In order to qualify for a Deferred Payment Loan in the Mobilehome Repair
Program,the applicant must meet all of the general eligibility requirements detailed in Section
4 of this document.
3. Amoun . The amount of a Deferred Payment Loan shall not exceed the lesser of:
a. The actual (and approved) cost of all necessary repairs and allowable loan costs. �
b. A maximum of 54,000.00
c. The loan amount may be increased up to a maximum of 56,000 in those cases
where the cost to repair one of the unit's major systems (i.e., roof, heating/cooling,
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City of Redding Mobilehome Repair Program (MRP) Page 5
etc.► causes the project to exceed the S4,000 loan limit while addressing health
and safety violations.
4. Renavment. If not repaid earlier, the loan shall become due and payable at the time of a
property transfer, death of ownerls), or at a date specified in the loan documents (up to 15
years), whichever first occurs.
5. Terms and Conditions:
a. The entire amount of a Deferred Payment Loan shall be secured by a note and a security
agreement on the property.
b. The borrower shall maintain current payments on hazard insurance. The minimum
amount of hazard insurance must cover atl liens on the property and shall name the City
of Redding as loss payee on the property. The City shall obtain annual verification of
paid taxes and effective hazard insurance.
c. A Deferred Payment Loan shall bear interest at the rate of three percent (3%) simple
interest per year.
d. A Deferred Payment Loan shall be deferred for the lifetime of the borrower, unless
otherwise specified in the loan documents, provided that if the property is used for
rental income, then the deferred loan shall be due and payable. If this occurs, the City
has the right to foreclose on the loan.
e. As part of the administration of the Program, the applicant will be required to pay for
loan costs. These costs may be funded from the loan proceeds or paid directly by the
borrower and are as follows:
- Pest Control Report Fees, if applicable
- Title Investigation Fees
- Credit Repori Fees
- Lender Processing Fees
SECT/ON 4 - DESCR/PT/ON OF GRANT PROGRAM
A. Grant Features
1. Purpose. The purpose of the Grant Program is to provide lower-income owner-occupants of
mobile homes with a grant to rehabilitate the structures in order to eliminate health and
safety hazards, when provisions of a loan is not feasible or cost effective.
2. Eli i il' . In order to qualify for a grant, the applicant must meet all General Eligibility
Requirements referred to in Section 5.
3. Amo n . The maximum amount allowed for rehabilitation needs shall be 5500 for a single-
family dwelling.
4. Terms and Conditions �
Grant amounts shall be used towards the cost of rehabilitation of the mobile home as it
relates to handicapped accessibility improvements and Housing Quality Standards (HQS)
detailed in Section 6.
. 1
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City of Redding Mobilehome Repair Program (MRP) Page 6
(a) Mobile home owners shall be responsible for securing bids from licensed contractors
based on deficiency reports and cost estimates provided by City staff.
(b) Mobile home owners shall be responsible for executing contracts for work with licensed
contractors.
(c) Mobile home owners shall be responsible for acceptance of contract work and payment
to contractors.
(d) Contract work shall be completed in an expedient manner (typically, 30 daysl.
(e) The City shall provide assistance in carrying out the above items in those cases where
the owner is unable to perform the tasks due to a handicap or other incapacity.
(f) Completion of the contract work by a licensed contractor may be waived by the
Grantee.
SECT/ON 5- GENERAL EL/G/B/L/TY REQU/REMENTS
A. Location
Mobile homes must be located within Redding city limits in order to be eligible, and be located
within an a�ea designated as Residential on the Redding General Plan.
B. Characteristics of Recinient
1. Mobile home owners shall meet income guidelines as defined below.
2. Mobile units must demonstrate a definite need for rehabilitation as detailed by City staff on
the DWELLING UNIT INSPECTION REPORT.
3. Mobile home owners may be selected and prioritized for approval based on applicant's need.
C. Income Guidelines
The income of a mobile home owner shall not exceed the 68-% ��:pe���t low-income range of
.:......:....::...
the Redding area-wide median income as per the latest published guidelines from the Metropolitan
Statistical Area.
D. Determination of Adiusted Gross Income
1. When calculating the adjusted gross income of an applicant, the guidelines outlined in the
City of Redding Rehabilitation�Loan Policy under Section 3 shall be followed.
SECT/ON 6- EL/G/BLE REPA/RS
The following repairs are eligible costs for a rehabilitation loan under the Mobilehome Repair Program
when the listed conditions are deemed to be substandard to an extent that endangers the life, limb,
health, property, safety or welfare of the public or occupants the�eof:
1. LEAKY ROOFS. All roof systems shall be weather-tight and free from �nsound or hazardous
conditions.
2. DAMAGED OR DETERIORATED WINDOWS. All windows shall be operable and meet applicable
/
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� City of Redding Mobilehome Repair Program (MRP) Page 7
egress, light and ventilation standards. Missing or broken panes shall be replaced. Serious drafts
or moisture entry shall be eliminated.
3. PLUMBING. All mobile homes must have hot and cold running water and a properly working
sewer system. Any serious leaks at fixtures or within the plumbing system shall be repaired.
4. PEELING PAINT ON EXTERIOR AND INTERIOR SURFACES. All exterior and interior surfaces shall
be free from cracking, scaling, peeling, chipping, and loose paint, or adequately treated, or
covered to prevent exposure to lead-based paint hazards.
5. ELECTRICAL HAZARDS. Examples of electrical hazards include: Broken or frayed electrical
wiring; bare wires not covered by rubber or plastic insulation; loose or improper wire connections
to outlets; light fixtures hanging from electric wire with no other firm support; missing or cracked
cover plates on switches or outlets; exposed fuse box connections; overloaded circuits evidenced
by frequently "blown" fuses. Any rubber or plastic coated-electrical wiring (romex) in a room or
on the exterior that is accessible to possible physical abuse or wear shall be considered an
electrical hazard. Such wiring should be enclosed in flexible conduit, EMT (encased metal tubel,
liquid-tight conduit, or other approved material.
6. SECURITY. All exterio� windows and doors shall have operable locks or security devices.
7. DEFECTIVE STOVE, RANGE, OR REFRIGERATOR. Both an oven and a stove (or range) with top
burners must be present and working. Microwave appliances are acceptable substitutes for a
non-working oven. The repair/replacement or new installation of a refrigerator is eligible when
undertaken to eliminate a substandard condition.
8. ABSENCE OF TEMPERATURE-PRESSURE RELIEF (POP-OFF) VALVE AND DISCHARGE LINE ON
WATER HEATER. All water heaters must have a temperature-pressure relief valve which will
operate when the tempe�ature or the pressure in the tank is too high. The discharge line shall be
constructed of 3/4-inch galvanized steel or copper pipe and shall be piped to the outside of the
structure as per code.
9. DAMAGED OR DETERIORATED FLOORING. All carpeting, sheet vinyl and tile flooring shall be
free of holes, cracks, tears, or missing sections that represent a tripping hazard or unsafe
condition.
10. IMPROPER WEATHERSEAL. All exterior doors, air conditioning and cooler-vent openings, walls,
floors and ceilings, shall be weather-tight. Any cracks, holes, gaps, or openings that allow air o�
moisture infiltration into a living space shall be eliminated.
11. UNSAFE HANDRAILS, STAIRS AND PORCHES. All stairs, rails, porches and balconies shall be
sound and free from hazards. Any sectionls) with missing steps, broken or rotting material or
absence of handrails shalt be repaired.
12. SUBSTANDARD HEATING/COOLING. All mobile units shall provide adequate heating and cooling
to meet the Uniform Housing Code and City of Redding Rehabilitation Standards.
13. ADAPTABLE HOUSING REPAIRS. Adaptable housing repairs (such as grab bars, modified
counters, doorways, fixtures and facilities) may be eligible modifications for handicapped or
disabled mobile home occupants.
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City of Reddinfl Mobilehome Repair Program (MRP) Page 8
SECT/ON 7-/NEL/G/BLE REPA/RS
The following repairs are � eligible costs for rehabilitation work under the Mobilehome Repair
Program.
1. New construction, substantial reconstruction, expansion of the structure, or the finishing of
unfinished spaces unless otherwise stated in this policy.
2. Materials, fixtures, equipment or landscaping of a type and quality which exceeds adequate
service or that is not customarily used for properties of the same general type.
3. Refinancing the existing debt on property or back taxes. ,
4. A rehabilitation loan shall not be used to finance or obtain any of the following items:
- Barbecue pit
- Bathhouse
- Burglar alarm
- Fire extinguisher
- Greenhouse
- Hot tub/spa
- Kennel
- Photo mural
- Swimming pool
- Television antenna
- Tennis court
- Valance or cornice board
5. Other "luxury" items.
SECT/ON 8-PROCEDURES (LOANI
FINANCIAL PROCESS - LOAN
Process Procedures
Initial Contact: Advise applicant of general objectives and benefits of the
program.
Get information from applicant (Use Initial Telephone Survey,
Form No. MRP.11.
- Live in city limits?
- Live in residential zoning?
- Owner-occupiedl
- Applicant's income.
- Any assets that would disqualify applicant?
- Elderly or disabled? If yes, applicant may need adaptable
housing products or aids.
- Who is owner of recordl
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� City of Redding Mobilehome Repair Program (MRP) Page 9
Application: Assist owner in completing all necessary forms.
- City of Redding MRP Loan Application, Form No. MRP.2.
- Copy of cu�rent mobile home registration.
- Copy of most recent property tax statement.
- Medical verification of need (as required).
- Verification of SSI-SSP.
Request Initial Inspection
Deficiency List With
Cost Estimate: Request inspection by Rehab Inspector (SEE REHAB
PROCEDURES SECTION) when all verifications return and all
applicant forms are completed.
Assemble Loan File: Assemble loan file and evaluate for completeness.
- Completed applications.
- Formal title search through DMV or State HCD office.
- Current mobile home registration.
- Credit report.
- Property tax statement.
- Income verification of SSI-SSP Ior otherl.
- Equity verification (utilize Bluebook or consult with real
estate service specializing in the mobile home marketl.
- Deficiency List and Cost Estimate.
- Obtain Project Loan No. from Finance Department.
Request Contract and
Bid; Request contract and bid from mobile home owner. (Owner to
have solicited bid from contractor of his/her choice.) (SEE
REHAB PROCEDURES SECTION)
City Loan Committee
Review and Approval: Submit loan package and photo of mobile home to Housing
Rehab Supervisor for review and approval by City Housing Loan
Committee.
- Rehab Finance Specialist will prepare Rehab Loan Narrative
for Loan Committee.
Assemble Loan
Documents: Assemble and prepare loan documents. This includes the
following:
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City of Reddinfl Mobilehome Repair Program (MRP) Page 10 "
- Security Agreement.
- Statement of Understanding
- P�omissory Note
- Notice of Right to Rescind
- Loan Disclosure Statement
- Tax Service Order
- Memo to Finance Department
- Terms and Conditions
- Letter to Insurance Company
- Letter to Title Company
Loan Settlement: Arrange appointment for all signatory parties to sign loan
documents and review construction procedures.
- Review all loan documents with applicant.
- Obtain signatures of applicantls) for all appropriate forms
with notarization as required.
- Provide applicant with copy of all documents.
- Indicate to applicant that funding is secured for the rehab
work and that he/she may now sign an agreement with the
contractor and commence work.
- Indicate to applicant that it is the responsibility of the
contractor to facilitate and complete the permit process with
the State HCD office (Housing and Community
Development, 405 Redcliff Drive, Redding,California 96002,
(9161 224-4815).
Letter to Insurance
Company: Prepare letter to owner's insurance company requesting an
endorsement and that the City be listed as additional insured.
Utilize Form No. 100.23. Send out after loan settlement.
Memo to Finance: (SEE APPENDIX FOR INSTRUCTIONS FOR MEMO TO FINANCE
DEPARTMENT)
Work Unde�way: (SEE REHAB PROCEDURES SECTION)
Construction Contract: The construction contract is the responsibility of the contractor
and shall be provided and explained to the mobile home owne�
prior to Loan Committee.
Completion of Construction: (SEE REHAB PROCEDURES SECTION)
Disbursement of Funds: Upon acceptance of the completed work by the mobile home
owner, City staff may release the check for the approved loan
amount to said owner.
Notice of Completion:
(if applicable) It shall be the responsibility of the mobile home owner to
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' City of Redding Mobilehome Repair Program (MRP) Page 11
complete and record a notice of completion with the Shasta
County Recorder if he/she desires to obtain verification of
material supplier or subcontractor payments by the general
contractor.
Final Approval by the
State HCD Office: On those rehab projects requiring a permit with the State
Housing and Community Development Department, it is the
responsibility of the contractor to obtain final approval for the
completed work.
Completing the File: Upon disbursal of all funds, the Housing Staff shall complete all
necessary documents to close out the file.
Final Letter to Mobile home
Owner: Send letter with statement of disposition of funds, notifying
applicant of completion date and call-back procedures.
REHABILITATION PROCESS - LOAN
Process Procedures
Receive Request for Initial
Inspection: Upon receiving a request for property inspection f�om the
Rehab Finance Specialist, set up owner file:
- Attach file checklist.
- Obtain copy of Assessor's Parcel Map (confirm location of
property within city limits).
Arrange appointment for
Initial Inspection: Make appointment with owner to inspect property.
Initial Inspection: Explain mobile repair program and process.
Conduct inspection of property utilizing SECTION 8 -
DWELLING UNIT INSPECTION REPORT to record deficiencies.
Deficiency List and Cost
Estimate: Finish deficiency list and cost estimate for mobile home owner
� complete with letter of explanation.
Give copy of deficiency list and cost estimate to Rehab Finance
Specialist.
Send letter of explanation to property owner.
Review Deficiency List
with Owner: Review repair items and any significant problems concerning
the project.
Review bid process with owner and present him/her with
Contractors List if requested.
.
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City of Redding Mobilehome Repair Program (MRP) Page 12 �
Note: Owner is responsible for securing bid from licensed
contractor to perform the work. Owner is also responsible for
communicating the Mobilehome Repair Program process to the
contractor (explanation sheet will be providedl.
Loan Approval Process: Put rehab file in order while awaiting approval by the Loan
Committee. Complete HISTORIC AND ARCHITECTURAL
ASSESSMENT FORM.
Loan Settlement: Upon signing the loan documents, the mobile home owner is
now ready to sign the construction contract with the
contractor. Work may now commence.
Work Underway: Owner/contractor responsibility.
Completion of Construction: Owner/contractor responsibility.
Final Approval by the
State HCD Office: Owner/contractor responsibility.
Final approval by the City
of Redding Building Division: Owner/contractor responsibility.
Final Approval by the
Housing Division: Owner shall contact the Housing Division for final approval.
SECT/ON 9 - PROCEDURES fGRANTI
FINANCIAL PROCESS - GRANT
Process Procedures
Initial Contact: Advise applicant of general objectives and benefits of the
program.
Get information from applicant (Use Initial Telephone Survey,
Form No. MRP.1).
- Live in city limits?
- Live in residential zoningl
- Owner-occupied?
- Applicant's income.
- Any assets that would disqualify applicant7
- Elderly or disabled? If yes, applicant may need adaptable
housing products or aids.
- Who is owner of record?
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City of Reddiny Mobilehome Repair Program (MRP) Page 13
Application: Assist owner in completing all necessary forms.
- City of Redding MRP Grant Application, Form No. MRP.2.
- Copy of current mobile home registration.
- Copy of most recent property tax statement.
- Medical verification of need (as required).
- Verification of SSI-SSP.
Request Initial Inspection
Deficiency List With
Cost Estimate: Request inspection by Rehab Inspector (SEE REHAB
PROCEDURES SECTION) when all verifications return and all
applicant fo�ms are completed.
Assemble Grant File: Assemble grant file and evaluate for completeness.
- Completed applications.
- Current mobile home registration.
- Property tax statement.
- Income verification of SSI-SSP (or otherl.
- Deficiency List and Cost Estimate.
- Obtain Project Grant No. from Finance Department.
Request Contract and
Bid: Request contract and bid from mobile home owner. (Owner to
have solicited bid from contractor of his/her choice.) (SEE
REHAB PROCEDURES SECTION)
City Loan Committee
Review and Approval: Submit grant package and photo of mobile home to Housing
Rehab Supervisor for review and approval by City Housing Loan
Committee.
- Rehab Finance Specialist will prepare Rehab Grant Narrative
for Loan Committee.
Assemble Grant
Documents: Assemble and prepare grant documents. This includes the
following:
- Grant Agreement.
- Statement of Understanding
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City of Redding Mobilehome Repair Program (MRP) Page 14
Grant Settlement: Arrange appointment for all signatory parties to sign grant
documents and review construction procedures.
- Review Grant Agreement and Statement of Understanding
with applicant.
- Obtain signatures of applicantls) for all appropriate forms
with notarization as required.
- Provide applicant with copy of all documents.
- Indicate to applicant that funding is secured for the rehab
work and that he/she may now sign an agreement with the
contractor and commence work.
- Indicate to applicant that it is the responsibility of the
contractor to facilitate and complete the permit process with
the State HCD office (Housing and Community
Development, 405 Redcliff Drive,Redding,California 96002,
1916) 224-48151.
Work Underway: ISEE REHAB PROCEDURES SECTION)
Construction Contract: The construction contract is the responsibility of the contractor
and shall be provided and explained to the mobile home owner
prior to Loan Committee.
Completion of Construction: (SEE REHAB PROCEDURES SECTION)
Disbursement of Funds: Upon acceptance of the completed work by the mobile home
owner, City staff may release the check for the approved grant
amount to said owner.
Notice of Completion:
(if applicable) It shall be the responsibility of the mobile home owner to
complete and record a notice of completion with the Shasta
County Recorder if he/she desires to obtain verification of
material supplier or subcontractor payments by the general
contractor.
Final Approval by the
State HCD Office: On those �ehab projects requiring a permit with the State
Housing and Community Development Department, it is the
responsibility of the contractor to obtain final approval for the
completed work.
Completing the File: Upon disbursal of all funds, the Housing Staff shall complete all
necessary documents to close out the file.
Final Letter to Mobile home
Owner: Send letter with statement of disposition of funds, notifying
applicant of completion date and call-back p�ocedures.
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City of Redding Mobilehome Repair Program (MRP) Page 15
REHABILITATION PROCESS - GRANT
Process Procedures
Receive Request for Initial
Inspection: Upon receiving a request for property inspection from the
Rehab Finance Specialist, set up owner file:
- Attach file checklist.
- Obtain copy of Assessor's Parcel Map (confirm location of
property within city limits).
Arrange appointment for
Initial Inspection: Make appointment with owner to inspect property.
Initial Inspection: Explain mobile repair program and process.
Conduct inspection of property utilizing SECTION 8 -
DWELLING UNIT INSPECTION REPORT to record deficiencies.
Deficiency List and Cost
Estimate: Finish deficiency list and cost estimate for mobile home owner
complete with letter of explanation.
Give copy of deficiency list and cost estimate to Rehab Finance
Specialist.
Send letter of explanation to properry owner.
Review Deficiency List
with Owner: Review repair items and any significant problems concerning
the project.
Review bid process with owner and present him/her with
Contractors List if requested.
No e: Owner is responsible for securing bid from licensed
contractor to perform the work. Owner is also responsible for
communicating the Mobilehome Repair Program process to the
contractor (explanation sheet will be provided).
Grant Approval Process: Put rehab file in order while awaiting approval by the Loan
Committee. Complete HISTORIC AND ARCHITECTURAL
ASSESSMENT FORM.
Grant Settlement: Upon signing the Grant Agreement, the mobile home owner is
now ready to sign the construction contract with the
contractor. Work may now commence.
Work Underway: Owner/contractor responsibility.
Completion of Construction: Owner/contractor responsibility.
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City of Redding Mobilehome Repair Program (MRP) Page 16
Final Approval by the
State HCD Office: Owner/contractor responsibility.
Final approval by the City
of Redding Building Division: Owner/contractor responsibility.
Final Approval by the
Housing Division: Owner shall contact the Housing Division for final approval.
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