Citrus County SHIP Local Housing Assistance Plan

Transcription

1 Citrus County SHIP Local Housing Assistance Plan FISCAL YEARS COVERED: 2013/2014, 2014/2015 and 2015/2016 Sponsored by: Citrus County Board of County Commissioners and State Housing Initiatives Partnership (SHIP) Program 1

2 Citrus County Board of County Commissioners State Housing Initiatives Partnership (SHIP) Program LOCAL HOUSING ASSISTANCE PLAN State Fiscal Year(s) , , Table of Contents I. PROGRAM DESCRIPTION:... 3 A. NAME OF THE PARTICIPATING LOCAL GOVERNMENT AND INTERLOCAL IF APPLICABLE:... 3 B. PURPOSE OF THE PROGRAM... 3 C. FISCAL YEARS COVERED BY THE PLAN:... 3 D. GOVERNANCE... 3 E. LOCAL HOUSING PARTNERSHIP... 4 F. LEVERAGING... 4 G. PUBLIC INPUT... 4 H. ADVERTISING AND OUTREACH... 4 I. DISCRIMINATION... 4 J. SUPPORT SERVICES AND COUNSELING... 4 K. PURCHASE PRICE LIMITS... 4 L. INCOME LIMITS, RENT LIMITS AND AFFORDABILITY... 5 M. WELFARE TRANSITION PROGRAM... 5 N. MONITORING AND FIRST RIGHT OF REFUSAL... 5 O. ADMINISTRATIVE BUDGET... 6 P. PROGRAM ADMINISTRATION... 6 Q. ESSENTIAL SERVICE PERSONNEL... 7 R. GREEN ELEMENT... 7 II. HOUSING ASSISTANCE PLAN STRATEGIES... 9 A. HOME REPAIR PROGRAM FOR VERY LOW INCOME FAMILIES STRATEGY... 9 B. NOT-FOR-PROFIT DEVELOPER STRATEGY...12 C. DOWNPAYMENT/CLOSING COST ASSISTANCE STRATEGY...14 D. SPECIAL HOUSING NEEDS...16 E. EMERGENCY HOME REPAIRS...17 F. NAME OF STRATEGY: UTILITY CONNECTION ) SUMMARY OF UTILITY CONNECTION STRATEGY...19 G. HOUSING REPLACEMENT...20 H. NAME OF STRATEGY: FORECLOSURE PREVENTION ) SUMMARY OF FORECLOSURE PREVENTION STRATEGY...22 I. NAME OF STRATEGY: RENTAL HOUSING...24 J. DISASTER RELIEF...26 HOUSING...28 IV. EXHIBITS ADMINISTRATIVE BUDGET FOR EACH FISCAL YEAR COVERED TIME TABLES FOR ENCUMBERANCE AND EXPENDITURE 1. FY 2013/ FY 2014/ FY 2015/2016 HOUSING DELIVERY GOALS CHART 1. FY 2013/ FY 2014/ FY 2015/2016 CERTIFICATION PAGE ADOPTING RESOLUTION PROGRAM INFORMATION SHEET 2 EXHIBIT A EXHIBIT B EXHIBIT C EXHIBIT D EXHIBIT E EXHIBIT F

3 CITRUS COUNTY BOARD OF COUNTY COMMISSIONERS State Housing Initiatives Partnership (SHIP) Program Local Housing Assistance Plan State Fiscal Year(s) , , ===================================================== I. PROGRAM DESCRIPTION: A. Name of the participating local government and Interlocal if Applicable: Citrus County Board of County Commissioners Interlocal: Yes No X Name of participating local government(s) in the Interlocal Agreement N/A A copy of the Interlocal Agreement is attached as N/A B. Purpose of the program Creation of the plan is by the Citrus County Board of County Commissioners for the purpose of meeting the housing needs of the very low, low and moderate income households, to increase the quality and quantity of, expand production of and preserve affordable housing, to further the housing element of the local government comprehensive plan specific to affordable housing. C. Fiscal years covered by the Plan: 2013/ / /2016 D. Governance The SHIP Program is established in accordance with Section , Florida Statutes and Chapter Florida Administrative Code. The SHIP Program does further the housing element of the local government Comprehensive Plan. Cities and Counties must be in compliance with these applicable statutes, rules and any additional requirements as established through the Legislative process.. 3

4 E. Local Housing Partnership General Description SHIP Program encourages building active partnerships between government, lenders, builders and developers, real estate professionals, advocates for low-income persons and community groups. F. Leveraging The plan is intended to increase the availability of affordable residential units by combining local resources and cost saving measures into a local housing partnership and using public and private funds to reduce the cost of housing. SHIP funds may be leveraged with or used to supplement other Florida Housing Finance Corporation programs and to provide local match to obtain federal housing grants or programs. G. Public Input Public input was solicited through face to face meetings with housing providers, social service providers and local lenders and neighborhood associations. Public input was solicited through the local newspaper in the advertising of the Local Housing Assistance Plan and the Notice of Funding availability. This plan was also developed with substantial input from the Board of County Commissioners appointed Affordable Housing Advisory Committee (AHAC), which has been meeting monthly since its inception in the Spring of All meetings of AHAC are public and are advertised. H. Advertising and Outreach SHIP funding shall be advertised in a newspaper of general circulation and periodicals serving ethnic and diverse neighborhoods, at least 30 days before the beginning of the application period. If no funding is available due to a waiting list, no notice of funding availability is required. I. Discrimination In accordance with the provisions of ss , it is unlawful to discriminate on the basis of race, creed, religion, color, age, sex, marital status, familial status, national origin, or handicap in the award application process for eligible housing. J. Support Services and Counseling 1) General Description Support services are available from various sources. Available support services may include but are not limited to: Homeownership Counseling (Pre and Post), Credit Counseling, Tenant Counseling, Energy Conservation and Transportation. K. Purchase Price Limits The sales price or value of new or existing eligible housing may not exceed 90% of the average area purchase price in the statistical area in which the eligible housing is located. Such average area purchase price may be that calculated for any 12-month period beginning not earlier than the fourth calendar year prior to the year in which the award occurs. The sales price of new and existing units, which can be lower but may not 4

5 exceed 90% of the median area purchase price established by the U.S. Treasury Department or as described above. The methodology used is: X U.S. Treasury Department Local HFA Numbers The purchase price limit for new and existing homes is shown on the Housing Delivery Goals Charts L. Income Limits, Rent Limits and Affordability The Income and Rent Limits used in the SHIP Program are updated annually from the Department of Housing and Urban Development and posted at Affordable means that monthly rents or mortgage payments including, taxes and insurance, do not exceed 30 percent of that amount which represents the percentage of the median annual gross income for the households as indicated in Sections , F.S. However it is not the intent to limit an individual household s ability to devote more than 30% of its income for housing, and housing for which a household devotes more than 30% of its income shall be deemed Affordable if the first institutional mortgage lender is satisfied that the household can afford mortgage payments in excess of the 30% benchmark and in the case of rental housing does not exceed those rental limits adjusted for bedroom size. M. Welfare Transition Program Should a eligible sponsor be used, the Citrus County Board of County Commissioners has developed a qualification system and selection criteria for applications for Awards to eligible sponsors, which includes a description that demonstrates how eligible sponsors that employed personnel from the Welfare Transition Program will be given preference in the selection process. Refer to sponsor eligibility criteria in each individual housing strategy, if applicable. N. Monitoring and First Right of Refusal In the case of rental housing, the staff or entity that has administrative authority for implementing the local housing assistance plan assisting rental developments shall annually monitor and determine tenant eligibility or, to the extent another governmental entity provides the same monitoring and determination, a municipality, county or local housing financing authority may rely on such monitoring and determination of tenant eligibility. However, any loan or grant in the original amount of $3,000 or less, shall not be subject to the annual monitoring and determination of tenant eligibility requirements. Tenant eligibility will be monitored for at least annually for 15 years, or the term of assistance, whichever is longer unless as specified above. Eligible sponsors that offer rental housing for sale before 15 years or that have remaining mortgages funded under this program must give a first right of refusal to eligible nonprofit organizations for purchase at the current market value for continued occupancy by eligible persons. 5

6 O. Administrative Budget A detailed listing including line-item budget of proposed Administrative Expenditures is attached as Exhibit A. These are presented on an annual basis for each State fiscal year submitted. The Citrus County Board of County Commissioners find that the moneys deposited in the local housing assistance trust fund shall be used to administer and implement the local housing assistance plan. In accordance with Section Florida Statute and Chapter 67-37, Florida Administrative Code, a county or an eligible municipality may not exceed the 5 percent limitation on administrative costs, unless its governing body finds, by resolution, that 5 percent of the local housing distribution plus 5 percent of program income is insufficient to adequately pay the necessary costs of administering the local housing assistance plan. The cost of administering the program may not exceed 10 percent of the local housing distribution plus 5% of program income deposited into the trust fund, except that small counties, as defined in s (17), and eligible municipalities receiving a local housing distribution of up to $350,000 may use up to 10 percent of program income for administrative costs. The Citrus County Board of County Commissioners has adopted the above findings in the attached resolution, Exhibit E. P. Program Administration 1) General Administration Administration of the local housing assistance plan is the responsibility of the Citrus County Board of County Commissioners. The Director of the Division of Housing Services shall serve as the SHIP administrator, ensuring that the SHIP administrative and programmatic requirements are met on a timely basis. The Grant Administrator, Housing Counselor or Housing Accountant shall also be authorized to approve and sign income verification certificates of eligibility provided they did not process the file or prepare the certification. Should a third party entity or consultant contract for all or part of the administrative or other functions of the program, third party entity or consultant shall provide, in detail the duties, qualification and selection criteria. 2) Appeals Process Appeals may be made of approvals or denials of assistance. The request must be submitted in writing within 30 calendar days of the decision to the Director of Housing Services. A) If the approval or denial was made by another staff member the Director sdecision will be final and binding. B) If the decision was made by Director of Housing Services, the appeal will be forwarded to the Director of the Department of Community Services whose decision will be final and binding. C) If the decision was made by the Director of Community Services, the appeal will be forwarded to the Affordable Housing Advisory Committee (AHAC) whose decision is final and binding. 6

7 3) Timeline for Expenditures and Sponsors Citrus County will encumber SHIP funds by contract, purchase order, letter of commitment or award to render services directly to income eligible households. SHIP funds may also be awarded and encumbered by contract to eligible sponsors. In both cases a course of action will be taken to ensure that funds are encumbered and expended on a timely basis in conformance with SHIP Rule ) Other Administrative Issues No individual with pending felony charges is eligible to be placed on a waiting list or receive SHIP assistance until a final determination regarding their case has been made. Placement on a waiting list or providing assistance prior to being aware of the outcome could create conflicts with program residency requirements. If charges are brought against a client currently on the waiting list their name will be removed from the waiting list. They (or remaining household members) may reapply once the judicial decision has been rendered and it is clear that residency requirements can be met. Individuals will not be eligible to apply or reapply for assistance from any SHIP strategy if their SHIP assisted unit went through the foreclosure process or they had an obligation to the County written off through bankruptcy proceedings. Q. Essential Service Personnel The definition of Essential Service Personnel means any person in need of affordable housing who is a permanent employee of a company or organization located in Citrus County in the following professions: teachers and educators, other school district personnel, community college and university employees; law enforcement and fire personnel; health care personnel; skilled building trades personnel, financial and hospitality personnel. R. Green Element Section (3)(d), F.S.: Requires Citrus County to describe initiatives in this Local Housing Assistance Plan that encourage or require innovative design, green building principles, storm resistant construction or other elements that reduce long-term costs relating to maintenance, utilities or insurance. Therefore, Citrus County will continue to carry out the following initiatives: The County shall, through the implementation of the various SHIP housing strategies, encourage and support green, storm resistant, and low maintenance construction, including energy efficient features that are economically sound with respect to the goals and beneficiaries of each strategy. Minimum green standards: 1. Refrigerators that are replaced or installed shall be Energy Star rated. 2. Gas water heaters that are replaced or installed shall be Energy Star rated. 3. All exterior doors and windows that are replaced or installed shall be Energy Star rated. 4. All lighting fixtures and ceiling fans that are replaced or installed shall be Energy Star rated. 7

8 LHAP Housing Strategies 8

9 II. HOUSING ASSISTANCE PLAN STRATEGIES A. Home Repair Program 1) Summary of Home Repair Program Summary of the Strategy: SHIP funds will be used for qualified applicants whose homes are in need of repair. Repair may include,, roofs, electrical, plumbing, heating/air conditioning, handicap modifications, health/sanitary problems, safety/code violations, and/or interior/exterior damage or deterioration to the structure. Under this strategy, failing septic systems and old wells can be replaced by paying for connection fees, abandoning private wells and closing septic tanks, as well as any other related plumbing costs may be funded under this strategy. This program will provide rehabilitation repairs to correct serious structural and/or health and safety related issues. The extent of services provided will be based on housing needs and analysis, as determined by the Rehabilitation Specialist, and on whether the needed repairs are within the scope of the resources of the SHIP program. The rehab specialist will provide a work write-up and cost estimate for every job to be approved by the Housing Services Director or designee. All repairs will be performed by a licensed contractor, approved for the program by the Division Director of Housing Services. Rehab jobs with estimates exceeding $25,000 will be advertised and bid through the Citrus County bid process and Demandstar.com. Eligible repairs include, but are not limited to cost of labor and materials for: Installation and/or repair of sanitary water and waste disposal systems, together with related plumbing and fixtures, which will meet local health department requirements. Energy conservation measures such as insulation and combination screen-storm windows and doors. Repair or replacement of, or provision for the heating and/or cooling system. Electrical wiring. Repair of, or provision for, structural supports and foundations. Repair or replacement of the roof. Replacement of seriously deteriorated siding, porches, or stoops. Alteration of the unit s interior or exterior to provide greater accessibility for any disabled family members. Will replace or repair appliances with appliances that have basic features. No more than 25% of the SHIP assistance provided may be used to make improvements that do not contribute to the health, safety and well-being of the occupant or do not materially contribute to the structural integrity or long term preservation of the unit. These items must be combined with the eligible repairs listed above. Painting Paneling Floor covering Improving clothes closets or shelving NOTE: Painting, paneling, and floor covering are not subject to the 25% limit when done to cover newly installed material or to cover exterior repairs. No dishwashers, disposals, or other luxury features/items will be installed or replaced. A moving allowance of $300 may be 9

10 provided to each family that is voluntarily displaced from their home in order to facilitate the safe, timely and economical rehabilitation process, (i.e. the home requires extensive electrical, or plumbing repairs and is considered temporarily uninhabitable). The allowance will be provided in two payments of $150 each on move out and move back in. Receipts may be requested by the SHIP Administrator prior to payment. A storage allowance of up to $150 may be provided to each family unit voluntarily displaced, and insurance costs of up to $50 for the replacement value of the household property in connection with the move, if storage is necessary, for a maximum voluntary displacement assistance of $500 that will be included as part of the total assistance provided. 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served Very low and low-income families will be eligible for this program. 4) Maximum award Noted on the Housing Delivery Goal Charts (Exhibit C) 5) Terms, Recapture and Default No repayment shall be required provided the client resides at his or her property as his or her principal place of residence and not to sell, lease, rent, refinance* or transfer the property. If a recipient of assistance from this program sells, leases, rents, refinances* or transfers their home within five years from the date of signing the rehabilitation agreement, the entire amount of assistance provided must be repaid. If the assisted unit is sold, leased, etc. during years six through nine, a pro-rated amount must be repaid (80% if sold during year six, 60% if sold during year seven, 40% if sold during year eight, 20% if sold during year nine and 0% if sold during year ten or later. Repayment is also required in the eventuality of foreclosure or bankruptcy if the subject property is involved. Any recaptured funds or program income repaid to Citrus County under this program will be deposited back into the Housing Trust Fund and used in the strategy where it is most needed at the discretion of the Housing Services Director. *Refer to County s current subordination policy and procedure: A.R ) Recipient Selection Criteria The assisted unit must be owner occupied, the primary residence of the owner, and must be located within Citrus County. No assistance will be provided to any owner who has had an interest in sufficient cash assets within the previous 6 months to provide for the cost of estimated repairs. Mobile homes constructed after Jun 1994 provided the home is classified a Real Property are ineligible for this program. This assistance is limited to roof, well and septic/drain field repairs or replacement with the cost of repairs not to exceed $7,000. Client selection will be on a first-come, first-qualified-served basis. If in consultation between the Housing Services Director and County Inspectors (Housing, Building, Fire, Health Department or Code, etc.) it is determined that one client s housing unit poses a greater hazard to their health and safety than another s a client may be given priority 10

11 on the waiting list, (i.e. roof replacement would take precedence over a window repair). No client who has received home repairs under the Home Repair Program strategy shall be eligible to be placed back on the waiting list or re-apply for the same strategy Families or individuals receiving assistance must maintain property in compliance with regulations outlined in the Citrus County Land Development Code or other applicable laws. No assistance will be provided to any property owner who is in arrears in local property taxes or County utility accounts, or has county, state or federal tax or other liens levied against them, or whose home is in the process of foreclosure, except in unusual or exceptional cases as determined by the Citrus County Board of County Commissioners or the Housing Services Director. Applicant must be willing to execute all necessary documents on a timely basis. Value of the unit to be addressed, as determined using the Citrus County Property Appraiser's Just Value prior to rehabilitation, may not exceed the limit adopted by Citrus County for existing homes. 7) Sponsor Selection Criteria Not applicable for this strategy 8) Additional Information Leveraging When Citrus County receives competitive CDBG funding for home repairs for very low and lowincome families, SHIP will be used as match. Contractor Policy Each contractor must attend a pre-bid conference when held at the house to be rehabilitated. Failure to do so will result in automatic rejection of his/her bid. Housing staff will generally recommend that the contract be awarded to the lowest responsible bidder. If a bid is extremely out of range (i.e % of cost estimate) it can be rejected at the discretion of housing staff. The County shall reserve the right to reject any and all bids and to award bids in the best interest of the owner and the County. Each contractor must satisfactorily complete one job through the Housing Rehabilitation Program before receiving any additional contracts. If a contractor has two or more jobs under construction at one time, they will only be awarded additional jobs, if: The anticipated date of commencement is after the scheduled and estimated date of completion of current jobs; or The contractor has demonstrated, through past performance, his/her ability to satisfactorily complete multiple contracts in a timely manner thereby causing no impact on project and program completions. Contractors must follow the work order and complete all rehab jobs in accordance with the Minimum Standards for Rehabilitation of Residential Properties as established by Citrus County Housing Services. Contractors will be graded at the completion of every job. Any contractor that does not consistently receive scores of Good or Excellent will be suspended from bidding on additional jobs for a minimum of 90 days or longer, as determined by the Housing Services Director. The length of time of suspension will be determined for reasons to include: non-performance of work items work not being performed in a timely manner non-compliance with contracted obligations exceptional number of homeowner complaints 11

12 non-payments to subcontractors, material or equipment supplies In cases where suspension is deemed as an insufficient remedy, the Housing Services Director may recommend to the Board of County Commissioners that the contractor be permanently banned from bidding on all future home repair jobs. B. Not-for-Profit Developer Strategy 1) Summary of Not-for-Profit Developer Strategy The Not-for-Profit Developer strategy will assist with the construction or rehabilitation of homes sold by non-profit developers. This strategy will provide a subsidy to eligible sponsors to pay development costs. Eligible development costs include fees charged by governmental entities in conjunction with residential construction (impact fees, building permits, utility fees, etc.), wells, septic and site preparation. Any funds not used for the payment of development costs may be used to offset the cost of construction or rehabilitation of an acquired eligible housing unit. Mortgage loans are made directly to the purchaser of the home by the not-for-profit. Loans will be fixed rate mortgages not exceeding current market interest rates for a maximum term of thirty (30) years. Homebuyers may execute an interest-free note and mortgage held by the not-for-profit. Adjustable rate mortgages will be allowed only on construction/permanent loans only during construction phase. 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served Households served under this strategy may earn up to 60% of median income of Citrus County. 4) Maximum award is $10,000, as noted on the Housing Delivery Goal Charts (Exhibit C) 5) Terms, Recapture and Default No repayment is required provided that the homes that are built or rehabilitated remain part of the affordable housing stock for twenty (20) years. If the homes are sold during this twenty (20) year period to a successor family whose income exceeds 80% of the median income of Citrus County, repayment will be made in full to Citrus County by the not-for-profit. No interest shall accrue during this twenty (20) year period. The County will be added as an additional lien holder on any applicable mortgage documents. The twenty (20) year term is established in our Not-for-Profit Agreements. Any recaptured funds or program income repaid to Citrus County under this program will be deposited back into the Housing Trust Fund and used in the strategy where it is most needed at the discretion of the Housing Services Director. If termination for default is effected by the local government, an equitable adjustment in the contract price shall be made, but no amount shall be allowed for anticipated profit on unperformed services or other work and ay payment due to the contractor at the time of termination may be adjusted to cover any additional cost to the local government because of the contractor s default. 12

13 If, in spite of the non-profit s efforts, the subject property ends up in foreclosure or involved in bankruptcy proceedings, the funds shall be recaptured in accordance with the non-profit s agreements and stipulations with homeowners. 6) Recipient selection criteria The housing debt including an allowance for taxes and insurance must meet the affordability criteria (see section VI. Affordability) Applicants must attend and successfully complete an 8-hour HUD-certified First Time Homebuyers Class. Owner Occupancy/Principal Residency required. Applicants must be willing to execute all necessary documents on a timely basis. First come, first qualified served No assistance will be provided to households who have or have had an interest in $10,000 or more of cash assets or cash equivalents (checking, savings, money market accounts, IRA s, 401 K s, mutual funds, annuities, stocks, bonds, cash value to life insurance, etc.) within the previous 6 months. Any home or homeowner who (that) has received assistance under the Not-for-Profit Developer strategy shall not be eligible to be placed on the Home Repair (Rehabilitation) Program waiting list or assisted again from this strategy. 7) Sponsor selection criteria 501(c)(3) agencies that build or repair affordable homes. Funds will be awarded on a competitive basis. Criteria for awards will include: Agency s capacity and history of developing affordable housing Ability to obtain necessary financing through local lenders or ability to generate donations and/or grant funding Financial History of Organization Affordability of homes being built or rehabilitated Long term affordability of assisted homes Employment of personnel from the Welfare Transition Programs 8) Additional information Leveraging Rural Housing or local lending institutions will be the providers of first mortgages. HOME funds or similar federal or state program funds and private donations may also be leveraged with SHIP funds. 13

14 C. Downpayment/Closing Cost Assistance Strategy 1) Summary of the Downpayment/Closing Cost Assistance Strategy This program was designed for Citrus County first time homebuyers who do not have adequate resources needed for down payment and closing costs. The Down payment/closing Cost Strategy will provide a subsidy to eligible home buyers, to provide a substantial down payment and help with closing costs to make homes affordable for first time homebuyers. Homebuyers will be required to make a minimum contribution towards the purchase or closings costs of the home equivalent to 3% of the purchase price of the home or $2,000, whichever is greater. Assistance will only be provided for the purchase of homes that, at a minimum, meet Housing Quality Standards (HQS) as described by HUD. Assisted homes will either need to meet HQS prior to purchase or at the time assistance is provided. 2) Down Payment/Closing Cost Assistance with Construction New Construction Subsidy Downpayment and closing cost assistance may be provided for the following: If a home is being constructed involving a construction agreement between the eligible homebuyer and a licensed general contractor; If a home has obtained a Certificate of Occupancy in the 12 month period preceding the contract for sale and purchase; 3) Downpayment/Closing Cost Assistance Program Requirements Applicants will be encouraged to work with lending institutions special mortgage products. These products generally have more liberal underwriting guidelines and lower down payment requirements. The Board of County Commissioners will also work with institutions that do not offer special mortgages products. Mortgage loans provided by financial institutions must have a fixed rate and be fully amortized. A five (5)-year adjustable rate mortgages will be allowed on construction/permanent loans only. The loan to value ratio shall not exceed the applicable FNMA, FHLMC, FHA or portfolio loan limits. Eligible structures include new or existing homes that meet Housing Quality Standards (HQS). Mobile Homes are not eligible for assistance. SHIP funds may not be used to aid with the purchase of a home that has an in ground pool, which will generate extraordinary, recurring monthly expenditures. The sales price for existing homes and new construction may not exceed the limits adopted by Citrus County. 4) Fiscal year(s) the strategy will cover: All 5) Income category(s) to be served The Down Payment/Closing Cost Assistance/Existing homes will serve very low income, low income and **moderate income families. The Down Payment/Closing Cost Assistance with Construction will serve very low income, low income and **moderate income families. **Funds may be suspended at such time as it is determined that the very low and low income household will not meet the regulatory set aside requirements or that there is a lack of funding, or that preference will be given to very low and low income households. 14

15 6) Maximum award amount is $10,000, as noted on the Housing Delivery Goal Charts (Exhibit C) 7) Terms, Recapture (Repayment) and Default The assistance will be provided through a thirty (30) year deferred payment mortgage loan. No interest shall be charged on this subsidy. SHIP funds shall usually be in the form of a soft second mortgage. Citrus County s SHIP mortgage may take a subordinate position to other government funding sources, if required, and if those sources structure their mortgage similar to the Citrus County SHIP mortgage (0% interest, due on sale, etc.). The SHIP mortgages using this strategy shall be due upon sale, lease, rent, refinance, home-equity loan or transfer of the subject property or at the end of the term of the first mortgage, whichever happens first. The only exceptions to this repayment provision are: A portion of Citrus County s deferred payment second or subordinate mortgage may be forgiven in cases where the loan-to-value ratio exceeds 100% and the home must be sold due to a catastrophic event (i.e. borrower s death or divorce, an extended illness of the borrower or a close family member who depends primarily on the borrower for support, etc.). The portion of the unpaid principal balance will be forgiven if that results in the combined loan-to-value ratio being more than 100% of the value (sales price) of the property. That portion of the debt will be released from the subordinate lien (as evidenced by the contemporaneous execution of a modification agreement that reduces the secured debt of the Citrus County s existing second or subordinate mortgage, if necessary). Any funds repaid using these programs/strategies will be used in the strategy where it is most needed at the discretion of the Housing Services Director. Mortgage default will be governed by the mortgage document. In all cases, Citrus County will attempt to collect as much as possible from a foreclosure or bankruptcy action if the subject property is involved. * Refer to County s current subordination policy and procedure: A.R ) Recipient Selection Criteria Applicant Eligibility Potential applicants can have a total household income up to 120 percent of the median income of Citrus County adjusted by family size to be eligible. Owner occupancy/principal residency are requirements. The housing debt including an allowance for taxes and insurance must meet the affordability criteria (see section VI. Affordability). Applicants must attend and successfully complete an 8-hour HUD certified First Time Homebuyers Class. Applicants must be willing to execute all necessary documents. Final approval will be given and funds obligated once an eligible family has chosen a home, has been approved for financing and Housing Services has reviewed the home inspection for HQS compliance, if applicable. No assistance will be provided to households who have or have had an interest in $10,000 or more of cash assets or cash equivalents (checking, savings, money market accounts, IRA s, 401 K s, mutual funds, annuities, stocks, bonds, cash value to life insurance, etc) within the previous 6 months. First come, first qualified-served. Applicants must be First Time Homebuyers, defined as: 15

16 Persons who have not owned a home in the last three years, regardless of location. This includes all anticipated members of the new household. Displaced persons as defined by HUD. Displaced Homemakers - A divorced individual whose primary responsibilities were caring for their dependent(s) and/or the home prior to divorce; displacement from the homestead occurred as a result of the divorce and must be documented in the divorce decree. If this individual was employed during the final year of marriage, it could only be on a part-time basis and evidence must be provided. Note: Housing Services will be responsible for ensuring compliance with all income guidelines. Participating Lending Institutions will be provided with a copy of program guidelines for informational purposes as well as providing the parameters for underwriting purposes. 9) Sponsor Selection Criteria: Not applicable for this strategy. 10) Additional Information Leveraging The first mortgages will be provided either through Rural Housing, Local Lending Institutions, or direct funding from Not-for Profit Affordable Housing Providers. Local Lending Institutions will utilize any number of sources or guarantees as well as private mortgage insurance companies to provide these loans. Those sources being: their own portfolio loans, FHA & VA insured loans, Secondary Market Loans purchased by FreddieMac or FannieMae (incl. Enhanced Fannie Neighbors with The Community Homebuyer s Program, Fannie s Community Seconds Program and Community Home Improvement Mortgage Loan), Florida Housing Finance Corporation s First Time Homebuyer Program and the Escambia County Housing Finance Authority s First Time Homebuyer Mortgage Revenue Bond Program. D. Special Housing Needs Code 11 1) Summary of the Special Housing Needs Strategy This program will provide funding for the purchase of new construction housing, the purchase of existing housing and the rehabilitation of, or additions to, existing housing used for special needs housing groups as noted in Section (1 )(a), Florida Statues, including, but not limited to, homeless people, the elderly, migrant farm workers and persons with disabilities. The first priority of these special needs funds will be to serve persons with developmental disabilities as defined in section , Florida Statutes. This strategy funds non-homeownership housing initiatives. Special Needs housing is not restricted to geographic location, but must be located anywhere within Citrus County. 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served Residents under this strategy shall meet criteria for very low and low-income households. 4) Maximum award $5,000 per recipient as noted on the Housing Delivery Goal Charts (Exhibit C) 5) Terms, Recapture (Repayment) and Default All loans are forgivable loans at 0% interest up to 15 years. At the end of the15 years should the development remain as housing for special needs and unless otherwise agreed to by the Board of County Commissioners the loans are forgiven. Any loans paid off prior to the end of their amortization schedule 16

17 will be considered as program income. SHIP assisted housing for special needs offered for sale prior to the end of the 15 year affordability period must give a first right of refusal to eligible not-for-profit organizations for purchase at the current market value for continued occupancy by eligible residents per (4)(f) F.S. All loans will be secured by a mortgage and promissory note. All loans will contain such other terms and conditions as may be required under the SHIP program (Chapter 420, Part VII, Fla. Stat., and Rule Chapter 67-37, Fla. Admin, Code, as such may be amended from time to time.) Mortgage default will be governed by the mortgage document. In all cases Citrus County will attempt to collect as much as possible from a foreclosure or bankruptcy action if the subject property is involved. *Refer to County s current subordination policy and procedure: A.R ) Applicant/Recipient/Sponsor selection criteria Assistance is awarded on a competitive basis to applicant-sponsors meeting the following selection criteria: Funds must be expended in Citrus County; They must provide shelters or group homes to domestic violence victims, persons with developmental disabilities, the homeless, the elderly, disabled adults or similar populations; They have successfully completed projects similar to those being developed and in a timely manner, thus demonstrating capacity to develop affordable housing; Their financial accountability standards permit the Citrus County SHIP Administrator to account for and audit the SHIP funds utilized, in order to meet the state statutory requirements of the SHIP Program relating to beneficiaries and units assisted; They have administrative capacity to provide all necessary income and demographic documentation by May 30 of the year monies are expended, in order to meet the state statutory requirements of the SHIP Program relating to beneficiaries, units assisted and state statutory deadline for expending SHIP Program Funds; They demonstrate or document items that are in place: zoning, infrastructure, site control. Final approval will be given and funds obligated once an eligible applicant has been approved for financing or other funds have been secured and Housing Services has received the appropriate documentation in support of each request. 7) Additional Information Leveraging First mortgages provided by mortgage lenders, state, federal or private grants or funds. E. Emergency Home Repairs 1) Summary of the Emergency Home Repairs Strategy The Emergency Home Repairs Strategy will provide home repair assistance for families facing acute emergencies. Eligible home repairs include repair or replacement of a hazardous, unsafe, or unsanitary well, septic system, or mitigation of an imminent electrical hazard, major roof or plumbing leak or to install or repair (replace) non-functioning HVAC. Emergency applications may be approved for repairs that are needed for medical reasons. The determination of an emergency may be made either by a County Code Enforcement or Health Department citation, Fire Prevention inspection or as a result of a home inspection made by the rehab specialist, with approval from the Division Director of Housing Services. 17

18 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served This strategy will serve very low income and low-income families. 4) Maximum award is noted on the Housing Delivery Goal Charts (Exhibit C) 5) Terms, Recapture and Default. A rehabilitation agreement will be entered into between the client and Citrus County. No repayment shall be required provided the client agrees to reside in his or her property as his or her principal place of residence and not to sell, lease, rent, refinance* or transfer the property. If a recipient of assistance from this program sells, leases, rents, refinances, obtains a home-equity loan or transfers their home within five years from the date of signing the Rehabilitation Agreement, the entire amount of assistance provided must be repaid. If the assisted unit is sold, leased, etc. during years six through nine, a pro-rated amount must be repaid. (80% if sold during year six, 60% if sold during year seven, 40% if sold during year eight, 20% if sold during year nine and 0% if sold during year ten). Repayment is also required in the eventuality of foreclosure or bankruptcy if the subject property is involved. Any recaptured funds repaid to Citrus County under this program will be deposited back into the Housing Trust Fund and used in the strategy where it is most needed at the discretion of the Housing Services Director. * Refer to County s current subordination policy and procedure: A.R ) Recipient Selection Criteria Emergency applications will be processed on a first qualified/first served basis. The applicants will be processed and approved on a first qualified, first served basis until all funds are exhausted. First qualified, first served means applicants will enter the pipeline to receive services based on the completion of an application and certification by the SHIP Administrator. No client who has received emergency repairs under the Emergency Repairs Program Strategy, shall be eligible to be placed back on the waiting list or re-apply for the same strategy for a period of ten years from the date the repairs have been completed. The Affordable Housing Advisory Committee (AHAC) may approve a client being placed back on the waiting list to resolve another emergency situation within the ten (10) year limitation period if another emergency arises that could jeopardize a client s health or safety. Structure must be the primary residence of the owner/applicant, and be located in Citrus County. Applicant must be willing to execute all necessary documents. No assistance will be provided to any owner who has had an interest in sufficient cash assets within the previous 6 months to provide for the cost of estimated repairs. The determination of an emergency may be made either by a County Code Enforcement or Health Department citation, Fire Prevention inspection or as a result of a home inspection made by the rehab specialist, with approval from the Division Director of Housing Services. Client selection will be on a first-come, first-qualified, first-served basis. If in consultation between the Director of Housing Services and County Inspectors (Housing, Building, Fire, Health Department or Code, etc.) it is determined that one owner/applicant s housing unit poses a greater hazard to their health and safety than another s, priority may be given. Applicant must 18

19 be willing to execute all necessary documents on a timely basis. Value of the unit to be addressed, as determined using Citrus County Property Appraiser s prior to rehabilitation, may not exceed the limit adopted by Citrus County for existing homes. Mobile homes constructed after June 1994, provided the home is classified as Real Property are eligible for this program. This assistance is limited to roof, well, and septic/drain field repairs or replacement with cost of repairs not to exceed $7,000. No assistance will be provided to any property owner who is in arrears in local property taxes or County utility accounts, or has county, state or federal tax or other liens levied against them, or whose home is in the process of foreclosure, except in unusual or exceptional cases as determined by the Citrus County Board of County Commissioners or the Division Director of Housing Services. 7) Sponsor Selection Criteria: Not applicable for this strategy. 8) Additional Information Leveraging When available, CDBG Housing Rehabilitation funds will be used as leverage. F. Name of Strategy: Utility Connection 1) Summary of Utility Connection Strategy This program will only be used to pay permit, impact, and other fees necessary to connect eligible owner occupied residences to regional central water and/or sewer service, including the cost of installing water and sewer service lines from the residence to the water or sewer main. Priority will be given to hookups that are being done in conjunction with other state or federal funding sources. The purpose of this program is twofold: to avert or reduce any adverse effect on the affordability of existing homes to which water and sewer service is being extended as well as to provide a source of leveraging for other state and federal funding sources for expansion of water and sewer service. (County ordinances require water and sewer hookups when available.) 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served Very low and low-income families will be eligible for this program. 4) Maximum award is noted on the Housing Delivery Goal Charts (Exhibit C) 5) Terms, Recapture and Default No repayment shall be required provided the client agrees to reside in his or her property as his or her principal place of residence and not to sell, lease, rent, refinance* or transfer the property. If a recipient of assistance from this program sells, leases, rents, refinances* or transfers their home within five years from the date of signing the Rehabilitation Agreement, the entire amount of assistance must be repaid. If the assisted unit is sold, leased, etc. during years six through nine, a pro-rated amount must be repaid (80% if sold during year six, 60% if sold during year seven, 40% if sold during year eight, 20% if sold during year nine and 0% if sold during year ten). 19

20 Repayment is also required in the eventuality of foreclosure or bankruptcy if the subject property is involved. Any recaptured funds repaid to Citrus County under this program will be deposited back into the Housing Trust Fund and used in the strategy where it is most needed at the discretion of the Housing Services Director. * Refer to County s current subordination policy and procedure: A.R ) Recipient selection criteria Priority will be given to hook-ups of owner occupied residences being done in conjunction with other state or federal funding sources. Mobile homes constructed after June 1994, provided the home is classified as Real Property, are eligible for assistance. This assistance is not to exceed a combined total of $12,500, to include water and sewer connection/ assessments. Homes assisted must be the primary residence of the applicant. It is not the intent of this strategy to be used to subsidize the cost of homes under construction. The application intake period will be advertised. When the period closes applicants will be prioritized and then be assigned a lottery number and will be served in that order. Referrals from the utility and code divisions and the health department will be assisted in priority order. However, target areas may be designated for these funds at the discretion of the Board of County Commissioners or the Housing Services Director. No assistance will be provided to any property owner who is in arrears in local property taxes or County utility accounts, or whose home is in the process of foreclosure or has county, state or federal tax or other liens levied against them, except in unusual or exceptional cases as determined by the Citrus County Board of County Commissioners or the Housing Services Director. Families can receive separate assistance for both central water and sewer if service is available or required. If central water and sewer are provided simultaneously by the utility, they will be considered separate. Value of unit to be addressed, as determined using Citrus County s Property Appraiser s Just Value prior to rehabilitation, may not exceed the limit adopted by Citrus County for existing homes 7) Sponsor Selection Criteria: Not applicable for this strategy. 8) Additional Information Leveraging Citrus County has given high priority to its goal of improving water quality. To that end, numerous projects will be undertaken in the next three years. Water and sewer lines will be extended to families currently being served by wells or surface water and/or families using septic systems through a matrix of CDBG, Rural Development, SRF and other available funding sources. In some cases, this program may be used to leverage funds needed in partnership with the Cities of Inverness or Crystal River to provide for the affordable expansion of water and sewer service. G. Housing Replacement 1) Summary of Housing Replacement Strategy Due to the aging housing stock of very low-income households, an alternative funding mechanism will be utilized for the construction of new homes to replace unsafe structures where rehabilitation is not 20

21 financially feasible. Through the assistance of non-profit organizations, and housing rehabilitation and code enforcement inspectors, homeowners living in unsafe structures will be identified and assisted. SHIP funds will be used in the form of a 15 year, 0% deferred payment loan to the homeowner to assist with the demolition and replacement of owner-occupied homes. Additional leverage funding sources may be used when available. 2) Identify the state fiscal year(s) the strategy will cover: All 3) Income category(s) to be served Households served under this category earning up to 60% of area median income will be eligible for this program. 4) Maximum award is noted on the Housing Delivery Goals Charts (Exhibit C) 5) Terms, Recapture and Default The loan is a 15 year, 0% deferred payment loan and the applicant must agree to reside in the house for a minimum of 10 years. If the participant moves, leases, rents, sells, refinances*, or transfers the property within the first 10 years, the entire amount of assistance provided must be repaid. If the assisted unit is sold, leased, etc. during years eleven through fourteen, a pro-rated amount must be repaid (80% if sold during year 11, 60% if sold during year 12, 40% if sold during year 13, 20% if sold during year 14 and 0% if sold during year 15. If leveraged financing is provided by a not for profit housing developer, no repayment shall be required as long as the assisted unit remains in the affordable housing stock for 15 years. Repayment is also required in the eventuality of foreclosure or bankruptcy if the subject property is involved. Any recaptured funds repaid to Citrus County under this program will be deposited back into the Housing Trust Fund and used in the strategy where it is most needed at the discretion of the Housing Services Director. * Refer to County s current subordination policy and procedure: A.R ) Recipient Selection Criteria. Structure must be the primary residence of owner, and a single family dwelling, located within Citrus County. Applicant must be willing to execute all necessary documents on a timely basis. Structure must pose immediate threat to the public s health, safety, and welfare. The cost of estimated repairs should exceed 125% of the maximum award allowed under the Home Repair Program Strategy. The current home must be removed or demolished. Families or individuals receiving assistance must maintain property in compliance with regulations outlined in the Citrus County Land Development Code or other applicable laws. No assistance will be provided to any property owner who is in arrears in local property taxes or County utility accounts or has county, state or federal tax or other liens levied against them, or whose home is in the process of foreclosure, except in exceptional or unusual cases as determined by the Citrus County Board of County Commissioners or the Housing Services Director. No assistance will be provided to any property owner who has had cash assets within the previous 6 months that were/are sufficient to provide for the cost of replacement or repair satisfactorily. Applicants must attend and successfully complete an 8-hour HUD certified Homebuyer 21

22 Education Seminar. Applicants will be selected on a first come first served basis. If in consultation between the Housing Services Director and County Inspectors (Housing, Building, Fire, Health Department or Code, etc.) it is determined that one client s substandard housing unit poses a greater hazard to their health and safety than another s a client may be given priority on the waiting list. If funds are available individuals that are able to select a licensed general contractor and borrow funds from a local lending institution may be placed ahead of other applicants if they are willing to borrow at least $15,000. Builders must follow minimum specifications established by Citrus County Housing Services. However, no client who has received assistance under the Housing Replacement Strategy shall be eligible to be placed back on the waiting list or to re-apply for the same strategy. They will also not be eligible to apply for home rehabilitation (home repair strategy) or the Emergency Home Repair Strategy. When considering a client s home for replacement the client must maintain homeowner s insurance with Citrus County, a political subdivision of the State of Florida, listed as first lien holder. This can be a substantial burden that clients with minimal incomes may not be able to afford (many have never paid real estate taxes or homeowners insurance or the amount was nominal). Determining a client s ability to afford these costs can include, but is not limited to, evaluating a client s debt- to-income-ratio. Grounds for denial could be if the debt-to-incomeratio is in excess of 50% including the proposed taxes and insurance or if the debt-to-income is lower and a client just acquired recent debt prior to intake unless the client can evidence the ability to maintain a similar debt load historically without adverse effects. A screening of clients credit may be required. 7) Sponsor Selection Criteria: Not applicable for this strategy 8) Additional Information. Leveraging Rural Housing Services Home Ownership Loans, CDBG funds or other available resources will be used as leverage with SHIP funds, when possible. H. Name of Strategy: Foreclosure Prevention 1) Summary of Foreclosure Prevention Strategy The foreclosure prevention (intervention) program offers qualified homeowners who received assistance on their owner-occupied home through the County s SHIP program a one-time opportunity to avoid mortgage foreclosure or tax certificate sale and retain their homes. A grant will be provided to eligible homeowners to assist with bringing their mortgage payments and/or real estate taxes current prior to the start of the foreclosure or the tax certificate sale process. The assistance will be three (3) monthly mortgage payments, including principal, interest, taxes and insurance (PITI) plus any late or other customary fees charged, and/or up to three (3) years real estate taxes owed plus late charges and interest, if applicable but not to exceed the maximum award noted in the plan. This program does not cover attorney s fees, collection fees and/or recording fees. Payment will be made directly to the lending institution and/or the tax collector s office. 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served 22

23 Very low and low-income households. 4) Maximum Award is noted on the Housing Delivery Goal Charts (Exhibit C) 5) Terms, Recapture and Default The assistance provided will be in the form of a grant. No repayment will be required. 6) Recipient Selection Criteria Foreclosure or tax certificate sale proceedings have not already commenced on the applicant s home In the event of past due real estate taxes they must be more than one year past due. Applicant was assisted through an owner-occupancy County SHIP assistance program and they are still the owner-occupants of the subject property. The delinquency was caused due to a verifiable circumstance beyond the applicant s control, such as: Involuntary loss of employment (due to termination, illness, personal, injury, etc.) Sudden medical expenses Loss of spousal support due to death, divorce or separation Natural disaster Unforeseen major home repair bills There is reasonable assurance that the family will be able to maintain their full mortgage payments or regular annual tax payments after the assistance is provided as determined by the Housing Counselor or Grant Administrator. Applicant must participate in necessary credit counseling activities; the extent will be determined by the Housing Counselor. The county lien is in second position unless it was in third position when the original assistance was provided. It will be at the discretion of the Board of County Commissioners or Housing Services Director to assist homeowners who have other liens filed against them or are in arrears on property taxes or County utility accounts, (i.e. assistance will not be provided when it is determined that another lien or arrearage would cause foreclosure.) Applicants must provide an original letter from the First Mortgage Lender or lending institutions detailing the mortgage payment(s), amount(s) currently due or past due, account number(s), the address(es) where payment(s) is to be made and contact information or the amount owed with fees to bring real estate taxes current from the tax collector s office. Applicants will be selected on a first-come, first-served-qualified basis. 7) Sponsor Eligibility Criteria: Not applicable for this strategy 8) Additional Information Leveraging When available, mortgage payment assistance through the State s Emergency Solutions Grant program (ESG), Florida Hardest Hit Fund (HHF) and/or payment assistance provided by local agencies mainly 23

24 through the Federal Emergency Management Agency s (FEMA) Emergency Food and Shelter National Board Program may be used in conjunction with SHIP funds. I. Name of Strategy: Rental Housing 1) Summary This strategy is intended to maintain and increase the amount of affordable rental housing in the County. Citrus County will address rental housing with the following programs: a. Rental Deposit Program- Funds will be provided for the homeless, those at the risk of homelessness, or those displaced from affordable housing due to mobile home closure or apartment conversions to put a deposit down to rent a housing unit. b. State Rental Program Assistance- Funds will be made available for developers of housing for the elderly or disabled that are applying for funds through the Florida Housing Finance Corporation. c. Federal Rental Program Assistance- Funds will be made available for not-for-profit developers that need funds for HUD Section 202, HUD Section 811 programs, or the equivalent. d. Homeless Facility Development- Citrus County will provide funds to a not-for-profit agency to aid in the application for HUD funds or funds through the state of Florida. 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served. Very low and low-income households 4) Maximum award is noted on the Housing Delivery Goal Charts (Exhibit C) 5) Terms, Recapture and Default a. Rental Deposit Program- Assistance will be provided in the form of a grant. b. State Rental Program Assistance- Variable. To be negotiated with each developer deal specific. All loans are forgivable loans at 0% interest up to 15 years. At the end of the15 years should the development remain as affordable housing and unless otherwise agreed to by the Board of County Commissioners the loans are forgiven. Any loans paid off prior to the end of their amortization schedule will be considered as program income. SHIP assisted rental housing offered for sale prior to the end of the 15 year affordability period must give a first right of refusal to eligible not-for-profit organizations for purchase at the current market value for continued occupancy by eligible residents per (4)(f) F.S. All loans will be secured by a mortgage and promissory note. All loans will contain such other terms and 24

25 conditions as may be required under the SHIP program (Chapter 420, Part VII, Fla. Stat., and Rule Chapter 67-37, Fla. Admin, Code, as such may be amended from time to time.) c. Federal Rental Program Assistance- Zero percent loan, due upon conversion from assisted use. d. Homeless Facility Development- Zero percent loan, due upon conversion from assisted use. For all loan programs listed above, Citrus County reserves the right to buy the property at foreclosure sale to protect its loan interest. At that time, the County may sell the property to another not-for-profit agency to manage the property. 6) Recipient Selection Criteria a. Applicants using the Rental Deposit Program must meet the following criteria: Very low and low income, must be homeless or at risk of homelessness because of the inability to pay the rental deposit (first, last and one extra month is also defined as rental deposit under this program.) The lease must be for at least one year. Assistance is limited to a one time award. Applicants cannot rent mobile homes. Eligibility and determination will be performed on an expedited basis and may include alternative forms of documentation, such as current pay stubs and benefit letters, as well as oral verification of employment wages, other income, and assets. Assistance shall be done on a first-come, first-qualified, first-served basis. 7) Sponsor Selection Criteria a. Capacity and capability b. Experience in development and working with the assisted population. c. Leveraging. d. Site Control. e. Neighborhood Compatibility. f. Homeless Facility Development applicants must prove they have funds committed for the operation of the facility and that they are active members of the Mid-Florida Homeless Coalition, the local Continuum of Care. 25

26 J. Disaster Relief 1) Summary of the Disaster Relief Strategy The Disaster Relief Strategy will provide emergency repairs to low and very low-income households in the aftermath of an Executive Order declared natural disaster to address emergency housing repair needs. Generally, such needs may include: tree and debris removal required to make individual housing units habitable, interim repairs to avoid further damage, and post-disaster assistance with non-insured repairs. 2) Fiscal year(s) the strategy will cover: All 3) Income category(s) to be served This strategy will serve very low-income and low-income households. 4) Maximum award is noted on the Housing Delivery Goals Charts (Exhibit C) 5) Terms, recapture and Default No recapture will be required for total assistance provided up to $1,000, if over $1,000 a rehabilitation agreement will be entered into between the client and Citrus County. No repayment shall be required provided the client agrees to reside in his or her property as his or her principal place of residence and not to sell, lease, rent, refinance* or transfer the property. If a recipient of assistance from this program sells, leases, rents, refinances* or transfers their home within five years from the date of signing the Rehabilitation Agreement, the entire amount of assistance provided must be repaid. If the assisted unit is sold, leased, etc. during years six through nine, a pro-rated amount must be repaid. (80% if sold during year six, 60% if sold during year seven, 40% if sold during year eight, 20% if sold during year nine and 0% if sold during year ten). Change orders up to 10% of the contract will be exempt from recapture. Repayment is also required in the eventuality of foreclosure or bankruptcy if the subject property is involved. Any recaptured funds repaid to Citrus County under this program will be deposited back into the Housing Trust Fund and used in the strategy where it is most needed at the discretion of the Housing Services Director. * Refer to County s current subordination policy and procedure: A.R ) Recipient Selection Criteria Disaster Relief applications will be processed immediately in these cases on a first come/first served basis, pending fund availability. Structure must be the primary residence of the owner/applicant, and be located in Citrus County. Applicant must be willing to execute all necessary documents. No assistance will be provided to any owner who has had an interest in sufficient cash assets within the previous 6 months to provide for the cost of estimated repairs. In the aftermath of an Executive Order declared natural disaster, the determination of disaster-related damage to the home may be made by either by a County Health Department citation, Fire Rescue inspection or as a result of a home inspection made by the rehab specialist, or other designated 26

27 building inspector, with approval from the Director of Housing Services. Residence must be located within the municipal boundaries of this jurisdiction. Client selection will be on a first-come, first-qualified basis, pending fund availability. If in consultation between the Director of Housing Services and County Inspectors (Housing, Building, Fire, Health Department or Code, etc.) it is determined that one client s housing unit poses a greater hazard to their health and safety than another s, a client may be given priority on the waiting list, (i.e. roof replacement would take precedence over a window repair). Applicant must be willing to execute all necessary documents on a timely basis. Value of the unit to be addressed is determined using Citrus County Property Appraiser s Just Value prior to repairs, may not exceed the limit adopted by Citrus County for existing homes. Mobile homes constructed after Jun 1994 provided the home is classified a Real Property are eligible for this program. No assistance will be provided to any property owner who is in arrears in local property taxes or County utility accounts, or has county, state or federal tax or other liens levied against them, or whose home is in the process of foreclosure, except in unusual or exceptional cases as determined by the Citrus County Board of County Commissioners or the Director of Housing Services. 7) Sponsor Selection Criteria: Not applicable for this strategy. 8) Additional Information Leveraging When available, CDBG Housing Rehabilitation, or any other available state or federal funds will be used as leverage. 27

28 Housing Incentive Strategies 28

29 III. LHAP INCENTIVE STRATEGIES Incentives were modified and adopted based on input by the Affordable Housing Advisory Committee (AHAC) and Housing staff with the Evaluation Appraisal Report (EAR) based amendments to the Housing Element to Comprehensive Plan on July 11, 2006, Ordinance 2006-A12. Then subsequently a number of the incentives that were considered as a possibility for Citrus County that had not already been adopted and considered at all feasible or feasible based on County support at the time were adopted in Citrus County Land Development Code by the middle of In October of 2012, AHAC members provided recommendations on affordable housing incentives and evaluation of the implementation of incentives already adopted. Members endorsed the retention of current policies and a report regarding these recommendations was compiled and approved by the BOCC on December 11, The terms of affordability shall not be less than fifteen (15) years. Funds will not be committed to the project until a legally binding agreement has been executed between the project owner/developer and the County, and applicable third parties when necessary. The agreement shall establish the duration which the unit shall remain affordable and the grant parameters, and shall reference the 15-year monitoring requirement noted in Rule (6)(b)7(c). A deferred, no-interest, 15 year forgivable mortgage, that is subordinate to superior financing will be recorded to secure the County s position. This mortgage will be forgiven as long as projects are maintained as affordable housing throughout the affordability period, the project is not sold and is in compliance with all other contractual terms. Terms and consequences of default are outlined in the mortgage document. Incentives that have been adopted as provided in (4) FS: A. Expedited Permitting Permits as defined in s (7) and (8) for affordable housing projects are expedited to a greater degree than other projects. 1) Established policy and procedures: The County s Department of Development Services is constantly working on ways to make the development review process more user friendly. A Pre-Application conference is held for all development, re-development, and platting. Pre-application meetings can also be scheduled to discuss conceptual ideas and plans. The purpose of this meeting is to discuss with the applicant all federal, state, and local regulations the proposed development would be required to meet prior to development approval. 2) Continue pre-application meetings. 3) Develop and improve County website regarding information to developers or interested citizens. The information should respond to the needs of both experienced developers and newcomers and should include the following: lists of permits required for every type of regulation with summaries of information needed for each; 29

30 explanations of procedures along with official time periods or deadlines and estimates of processing time; schedules of fees for all permits; complete copies of ordinances and regulations an explanation of appeal procedures; checklists of guidelines and criteria used by staff in the review process, which may be collected in a guidebook or manual; general information on the local government, including its organization and key personnel, with names and telephone numbers. The ready availability of such information can also reduce staff time needed to explain the approval process. A process must be in place to update this information whenever policies or ordinances are amended. 4) The Department of Development Services Non-Residential Review Coordinator (NRRC) will be designated to be the primary contact for all affordable housing developments. This contact person will provide technical assistance to the developer to help walk the application through the development review process. The biggest factor contributing to delays translate into additional housing costs and can result in higher housing prices. The NRRC can assist an applicant/developer in assuring that the application is complete at the time of submittal. If the applicant runs into any difficulties as the permit goes through the process, the NRRC can help him/her understand what is required and facilitate interaction with the appropriate staff member to move revisions through smoothly. Currently single family residential permits are reviewed in days. By using a facilitator to assist the applicant in processing the application, the time can be reduced. In larger, multi-family projects or planned developments, the NRRC will reduce the time period through pre-application meetings and assisting in coordination with other departments. The elements of this housing incentive strategy have been implemented and are working effectively. These issues were addressed in the Housing Element update of the Comprehensive Plan, 1994 Second Cycle and subsequently updated with the EAR based amendments to the Housing Element of the Comprehensive plan with Ordinance 2006 A12 on July 11, B. Ongoing Review Process An ongoing process for review of local policies, ordinances, regulations and plan provisions that increase the cost of housing prior to their adoption. 30

31 1) Established policy and procedures: Prior to the adoption of any procedures or policies, an analysis will be performed to determine the new policies or procedure impact on the cost of housing. If a proposed policy or procedure is not going to impact the cost of housing, such a statement must appear in the proposed policy or procedure. If the proposed policy or procedure will impact the cost of housing, that cost must be quantified, to the best extent possible. The Affordable Housing Advisory Committee will be notified of any proposed policies or procedures that will impact the cost of housing so that they may make a recommendation to the Board of County Commissioners. Accomplished. This requirement is in Policy (formerly1.9.1) of the Comprehensive Plan, revision to the Housing Element dated 12/20/94, Ordinance No. 94-A30 Cycle and subsequently updated with the EAR based amendments to the Housing Element of the Comprehensive plan with Ordinance 2006 A12 on July 11, C. Density Bonuses Allowance of increased density levels for affordable housing 1) Established policy and procedures Density bonuses provisions are contained in Chapter 5 of the Citrus County Land Development Code (LDC). In cases where a proposed development is designed to exceed the County s minimum requirements, additional development rights may be allowed. Specifically, additional residential density (density bonus) is permitted through compliance with supplemental standards established in Section 5200 of the Land Development Code. Section 5210 contains the basic standards. Section 5220 provides for a variable credit system and establishes a point system for natural resources standards (wetlands, habitat, etc) and infrastructure standards (water, special housing, etc). Density bonuses are allowed for planned developments based on a variable credit system that encourages but does not requires affordable housing. Upon review a substantial requirement was adopted in 2007, Ordinance No A29, in the Land Development Code and in order to qualify for a planned development residential density increase, at least 20 percent of the total dwelling units of the proposed development shall be affordable housing as defined by this Code. The Board of County Commissioners, through a developer s agreement shall approve mechanisms that will be used to assure that the units remain affordable for ten years. D. Allowance of Zero-Lot Line Configurations for Affordable Housing 1) Established policy and procedures The Board of County Commissioners recommends that staff initiate the process to amend the LDC to permit zero-lot-line configurations on the same parcel in multi-family developments. This incentive has been accomplished. Such configurations are permitted depending on the land use district of the subject property. 31

32 Allowance for zero lot line configurations is permitted via LDC Section 4655:Building Set Back Requirements. Such configurations are permitted provided the adjacent land owner agrees to a maintenance easement. E. Modification of Impact Fee Requirements Modification of impact fee requirements, including reduction or waiver of fees and alternative methods of fee payment for affordable housing 1) Established policy and procedures This incentive was first accomplished during the review and revision of four impact fee categories by the Board of County Commissioners in Effective April 2004 a lesser transportation impact fee was approved for qualified affordable housing (site built, mobile homes, modular homes, etc. with less than <1500 sq.ft. of living area and occupant households being at or below low income 80% of AMI adjusted by family size as defined by HUD). The Division of Housing Services works closely with the Citrus County Building Division to assure qualified families receive the reduction in the transportation impact fee. During the next full impact review (all categories) in 2006 this policy was brought forward and extension of this provision was approved during the final hearing before the Citrus Board of County Commissioners on January 25, In addition the Commissioners agreed to defer the remaining balance of Impact fees due for qualified affordable housing for (10) ten years and provided the homes were not sold in that time frame permanent cancellation. Accomplished by adoption of Administrative Regulation on February 27, F. The Allowance of Affordable Accessory Residential Units in Residential Zoning Districts 1) Established policy and procedures Standards for attached and detached accessory dwellings were adopted into the Land Development Code in 2007 by Ordinance No A29 setting standards for size (no more than 40% of the living area of principal dwelling or 750 square feet, whichever less, maximum 2 bedrooms), design, occupancy, setbacks, landscaping, lot size (1 acre minimum for detached), required infrastructure, height limitations, neighborhood compatibility, privacy and an affordability component for detached accessory dwellings 32

33 ADMINISTRATIVE BUDGET FOR EACH FISCAL YEAR Exhibit A LHAP 2013 Exhibit A (1), F.A.C. Effective Date: 11/09 Citrus County Estimated Allocation for Calculating: $ 350, Fiscal Year 2013/2014 Salaries and Benefits $9, Office Supplies and Equipment $ Travel Perdiem Workshops, etc $800 Advertising $100 Other $ Total $ 10, Fiscal Year 2014/2015 Salaries and Benefits $33, Office Supplies and Equipment $ Travel Perdiem Workshops, etc $800 Advertising $100 Other $ Total $ 35, Fiscal Year 2015/2016 Salaries and Benefits $33, Office Supplies and Equipment $ Travel Perdiem Workshops, etc $800 Advertising $100 Other $ Total $ 35,

34 TIMETABLE FOR STATE FISCAL YEAR: 2013/2014 Exhibit B (1), F.A.C. Effective Date: 11/09 Name of Local Government: Citrus County Program Year 2013/ / / Activities Month Advertise Availability of Funds x 3 Application Period(On-Going) x x x x x x x x x x x x x x x x x X X X X X X Start Program Year x Annual Report x x x Mid-Year Review/Adjustments x End-Year Review/Adjustments x x x Encumbrance Deadline x Expenditure Deadline x Final Program Review x Directions: Type in the applicable years across the top line. List Program Activities down left hand side. Type in an "X" on applicable activity line under month and year the activity will be initiated or completed. At a minimum the following activities should be included: 1) Advertise availability of funds and application period 2) Encumbrance of funds (12 months following end of State Fiscal Year) 3) Expenditure of funds (24 months following end of State Fiscal Year). 4) Submit Annual Report to FHFC (September 15th)

35 TIMETABLE FOR STATE FISCAL YEAR 2014/2015 Exhibit B Name of Local Government: Citrus County Program Year 2014/ / / Activities Month Advertise Availability of Funds x Application Period(On-Going) x x x x x x x x x x x x x x x x x X X X X X X Start Program Year x Annual Report x x x Mid-Year Review/Adjustments x End-Year Review/Adjustments x x x Encumbrance Deadline x Expenditure Deadline x Final Program Review x Directions: Type in the applicable years across the top line. List Program Activities down left hand side. Type in an "X" on applicable activity line under month and year the activity will be initiated or completed. At a minimum the following activities should be included: 1) Advertise availability of funds and application period 2) Encumbrance of funds (12 months following end of State Fiscal Year) 3) Expenditure of funds (24 months following end of State Fiscal Year). 4) Submit Annual Report to FHFC (September 15th) 3/98

36 TIMETABLE FOR STATE FISCAL YEAR 2015/2016 Exhibit B Name of Local Government: Citrus County Program Year 2015/ / / Activities Month Advertise Availability of Funds x Application Period(On-Going) x x x x x x x x x x x x x x x x x X X X X X X Start Program Year x Annual Report x x x Mid-Year Review/Adjustments x End-Year Review/Adjustments x x x Encumbrance Deadline x Expenditure Deadline x Final Program Review x Directions: Type in the applicable years across the top line. List Program Activities down left hand side. Type in an "X" on applicable activity line under month and year the activity will be initiated or completed. At a minimum the following activities should be included: 1) Advertise availability of funds and application period 2) Encumbrance of funds (12 months following end of State Fiscal Year) 3) Expenditure of funds (24 months following end of State Fiscal Year). 4) Submit Annual Report to FHFC (September 15th) 3/98

37 FLORIDA HOUSING FINANCE CORPORATION HOUSING DELIVERY GOALS CHART STRATEGIES FOR THE LOCAL HOUSING ASSISTANCE PLAN FOR STATE FISCAL YEAR: Name of Local Government: Estimated Funds: $350, New Plan: Please check applicable box Amendment: Fiscal Yr. Closeout: Strategy # HOME OWNERSHIP VLI Max. SHIP LI Max. SHIP MI Max. SHIP From Plan Text STRATEGIES (strategy title must be same as the title used in plan text. A B C D E F New Construction Rehab/Repair Without Construction Total Total Total Units Award Units Award Units Award SHIP Dollars SHIP Dollars SHIP Dollars SHIP Dollars Percentage Units Home Repair Program 2 $25,000 1 $25,000 $75, $75, % 3 Not-for-Profit Developer Strategy 4 $10,000 2 $10,000 $60, $60, % 6 Down Payment/Clsg. Cost Ast.w/ Constr. $10,000 $10,000 $ % 0 Down Payment/Clsg.Cost Ast. w/ Exstg. $10,000 $10,000 $ % 0 Special Needs Strategy $50,000 $50,000 $ % 0 Emergency Repairs Strategy 3 $9,500 2 $9,500 $47, $47, % 5 Utility Connection Strategy Housing Replacement Strategy Foreclosure Prevention Strategy Disaster Relief 2 $12,500 2 $12,500 $50, $50, % 4 $90,000 $90,000 $1,875 $1,875 $7,000 $7,000 $ % 0 Subtotal 1 (Home Ownership) $60, $172, $0.00 $232, % 18 RENTAL VLI Max. SHIP LI Max. SHIP MI Max. SHIP New Construction Rehab/Repair Without Construction Total Total Total STRATEGIES Units Award Units Award Units Award SHIP Dollars SHIP Dollars SHIP Dollars SHIP Dollars Percentage Units Rental Deposit Program 2 $3,500 1 $3,500 $10, $10, % 3 State Rental Program Assistance 2 $10,000 1 $10,000 $37, $37, % 3 Federal Rental Program Assistance $10,000 $10,000 $ % 0 Homeless Faciltiy Development 1 $10,000 1 $10,000 $28, $28, % 2 $ % 0 Subtotal 2 (Non-Home Ownership) $65, $0.00 $10, $75, % 8 Administration Fees $35, % Admin. From Program Income 0.00% Home Ownership Counseling $7, % GRAND TOTAL Add Subtotals 1 & 2, plus all Admin. & HO Counseling $125, $172, $10, $350, % 26 Percentage Construction/Reh Calculate Constr./Rehab Percent. by adding Grand Total Columns A&B, then divide by Annual Allocation Amt. 85% Maximum Allowable Purchase Price: New Existing Allocation Breakdown Amount % Projected Program Income: Max Amount Program Income For Admin: $0.00 Very-Low Income $180, % Projected Recaptured Funds: Low Income $109, % Distribution: Moderate Income 0.0% Total Available Funds: $0.00 TOTAL 82.9% 17-Jun-13

38 FLORIDA HOUSING FINANCE CORPORATION HOUSING DELIVERY GOALS CHART STRATEGIES FOR THE LOCAL HOUSING ASSISTANCE PLAN FOR STATE FISCAL YEAR: Name of Local Government: Estimated Funds: $350, New Plan: Please check applicable box Amendment: Fiscal Yr. Closeout: Strategy # HOME OWNERSHIP VLI Max. SHIP LI Max. SHIP MI Max. SHIP From Plan Text STRATEGIES (strategy title must be same as the title used in plan text. A B C D E F New Construction Rehab/Repair Without Construction Total Total Total Units Award Units Award Units Award SHIP Dollars SHIP Dollars SHIP Dollars SHIP Dollars Percentage Units Home Repair Program 2 $25,000 1 $25,000 $75, $75, % 3 Not-for-Profit Developer Strategy 4 $10,000 2 $10,000 $60, $60, % 6 Down Payment/Clsg. Cost Ast.w/ Constr. $10,000 $10, % 0 Down Payment/Clsg.Cost Ast. w/ Exstg. $10,000 $10, % 0 Special Needs Strategy $50,000 $50,000 $ % 0 Emergency Repairs Strategy 3 $9,500 2 $9,500 $47, $47, % 5 Utility Connection Strategy Housing Replacement Strategy Foreclosure Prevention Strategy Disaster Relief Subtotal 1 (Home Ownership) 2 $12,500 2 $12,500 $50, $50, % 4 $90,000 $90,000 $1,875 $1,875 $7,000 $7,000 $ % $60, $172, $0.00 $232, % 18 RENTAL VLI Max. SHIP LI Max. SHIP MI Max. SHIP New Construction Rehab/Repair Without Construction Total Total Total STRATEGIES Units Award Units Award Units Award SHIP Dollars SHIP Dollars SHIP Dollars SHIP Dollars Percentage Units Rental Deposit Program 2 $3,500 1 $3,500 $10, $10, % 3 State Rental Program Assistance 2 $10,000 1 $10,000 $37, $37, % 3 Federal Rental Program Assistance $10,000 $10,000 $ % 0 Homeless Faciltiy Development 2 $10,000 1 $10,000 $28, $28, % 3 $ % 0 Subtotal 2 (Non-Home Ownership) $65, $0.00 $10, $75, % 9 Administration Fees $35, % Admin. From Program Income 0.00% Home Ownership Counseling $7, % GRAND TOTAL Add Subtotals 1 & 2, plus all Admin. & HO Counseling $125, $172, $10, $350, % 27 Percentage Construction/Reh Calculate Constr./Rehab Percent. by adding Grand Total Columns A&B, then divide by Annual Allocation Amt. 85% Maximum Allowable Purchase Price: New Existing Allocation Breakdown Amount % Projected Program Income: Max Amount Program Income For Admin: $0.00 Very-Low Income $180, % Projected Recaptured Funds: Low Income $109, % Distribution: Moderate Income 0.0% Total Available Funds: $0.00 TOTAL 82.9% 17-Jun-13

39 FLORIDA HOUSING FINANCE CORPORATION Please check applicable box HOUSING DELIVERY GOALS CHART New Plan: X STRATEGIES FOR THE LOCAL HOUSING ASSISTANCE PLAN FOR STATE FISCAL YEAR: Amendment: Fiscal Yr. Closeout: Name of Local Government: Citrus County Estimated Funds: $350, Strategy # HOME OWNERSHIP VLI Max. SHIP LI Max. SHIP MI Max. SHIP From Plan Text STRATEGIES (strategy title must be same as the title used in plan text. A B C D E F New Construction Rehab/Repair Without Construction Total Total Total Units Award Units Award Units Award SHIP Dollars SHIP Dollars SHIP Dollars SHIP Dollars Percentage Units Home Repair Program 1 $25,000 4 $25,000 $125, $125, % 5 Not-for-Profit Developer Strategy $10,000 $10, % 0 Down Payment/Clsg. Cost Ast.w/ Constr. $10,000 $10,000 $ % 0 Down Payment/Clsg.Cost Ast. w/ Exstg. $10,000 $10,000 $ % 0 Special Needs Strategy $50,000 $50,000 $ % 0 Emergency Repairs Strategy 1 $9,500 $9,500 $9, $9, % 1 Utility Connection Strategy Housing Replacement Strategy Foreclosure Prevention Strategy Disaster Relief 1 $12,500 1 $12,500 $25, $25, % 2 1 $90,000 1 $90,000 $180, $180, % 2 $1,875 $1, % 0 $7,000 $7,000 $ % 0 Subtotal 1 (Home Ownership) $0.00 $339, $0.00 $339, % 10 RENTAL VLI Max. SHIP LI Max. SHIP MI Max. SHIP New Construction Rehab/Repair Without Construction Total Total Total STRATEGIES Units Award Units Award Units Award SHIP Dollars SHIP Dollars SHIP Dollars SHIP Dollars Percentage Units $ % 0 Rental Deposit Program $3,500 $3, % 0 State Rental Program Assistance $10,000 $10, % 0 Federal Rental Program Assistance $10,000 $10, % 0 Homeless Faciltiy Development $10,000 $10, % 0 Subtotal 2 (Non-Home Ownership) $0.00 $0.00 $0.00 $ % 0 Administration Fees $10, % Admin. From Program Income 0.00% Home Ownership Counseling 0.00% GRAND TOTAL Add Subtotals 1 & 2, plus all Admin. & HO Counseling $0.00 $339, $0.00 $350, % 10 Percentage Construction/Reh Calculate Constr./Rehab Percent. by adding Grand Total Columns A&B, then divide by Annual Allocation Amt. 97% Maximum Allowable Purchase Price: New Existing Allocation Breakdown Amount % Projected Program Income: Max Amount Program Income For Admin: $0.00 Very-Low Income $137, % Projected Recaptured Funds: Low Income $202, % Distribution: Moderate Income 0.0% Total Available Funds: $0.00 TOTAL 97.0% 20-Jun-13

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