The Gift of Love

COMMUNITY DEVELOPMENT
OWNER-OCCUPIED REPAIR PROGRAM

Home improvement
The purpose of the Owner-Occupied Home Improvement Repair Program is to protect and preserve the quality of housing units that are affordable to, and occupied by, lower income owners. To meet this purpose, needed repairs are made to single-family houses and mobile homes.
Another function of The Gift of Love, Inc. is to encourage and support neighborhood and community preservation. This includes revitalization of distressed neighborhood.

PROGRAM DESIGN

I. INTRODUCTION

A. Purpose
The purpose of the Owner-Occupied Repair Program is to protect and preserve
the quality of housing units that are affordable to, and occupied by, lower income
owners. To meet this purpose, needed repairs will be made to single-family houses and mobile homes.

B. Authority

The members of The Gift of Love, Inc. Board of Directors, acting in
their capacity as Commissioners, form the governing body for the
The Gift of Love, Inc. Development Commission. The Commissioners have adopted this Program Design containing the policies that form the framework for the Owner-Occupied Repair Program. No revisions may be made hereto without the express action of the Commissioners.
The Executive Director of the Commission is hereby repaired the authority to make exceptions to the policies contained in this Program Design to address situations of hardship or medical emergency provided that the exception is warranted.

II. ELIGIBLE PROPERTIES

A. Owner-occupied single-family houses and mobile homes located in legally permitted mobile home parks or legally sited on private land will be eligible for assistance if all other qualifying criteria are met. The dwelling to be assisted must be the applicant’s primary residence.

B. Properties that have been previously assisted by the Commission are eligible for assistance under this Program.

Owner-Occupied Repair Program

Program Design

III. REPAIR TERMS AND CONDITIONS

A. Repair Amount will be used to provide repairs to lower-income owner-occupants of eligible properties if all other qualifying criteria
are met and if funding is available. The maximum repair amount is $40,000 per
dwelling unit. The maximum repair amount to repair/replace failing septic
systems for properties that cannot be connected to a sanitary sewer system is
$20,000 per dwelling unit.

B. Eligible Improvements

The Repair funds may pay for the cost of repairs that are needed to correct
conditions affecting the health and safety of the occupant household.
Eligible repairs include, but are not limited to: repair/replacement of failed
septic systems, leaking roofs, broken windows, moisture damaged
components, malfunctioning furnaces, water heaters and woodstoves (if
sole source of heat), unstable porches and stairs; repairs or modifications
for improved accessibility for disabled and/or elderly occupants; other
repairs necessary to correct cited code violations. All improvements must
be of a permanently fixed nature.
The repair funds cannot be used to pay for the cost of weatherization for
energy conservation, luxury improvements, improvements of a purely
recreational nature, or for any general improvements. The Commission
sets a moderate quality standard for fixtures, windows, floor-coverings,
finishes and other items. Items that meet the standard may be replaced
only if needed to correct conditions affecting the health and safety of the
occupant household. Items that exceed the standard are ineligible.
The Commission Director or her designee will make all final determinations regarding conditions that affect the health and safety of the
occupant household.
Owner-Occupied Repair Program
Program Design
The Commission shall not approve repairs for work required to repair a
condition for which the applicant has received, or will receive, an
insurance settlement or funds from another source to pay for the repair.
All work funded in whole or in part by the Commission is subject to the
permit processes of the State, County and/or city in which the property is
located. All work must be done according to standards acceptable to the
occupants county Permit and Resource Management Department, In the occupants prevailing State Department of Housing and Community Development, and/or the building inspection department of the city in which the property is located. The proper permit(s) shall be obtained for all work that requires such permit(s). The cost of permits may be part of the repair.
"Self-Help" work by the owner-occupant may be a part of the contract
or repair. "volunteer" assistance is allowed in certain circumstances deemed by the commission.

C. Eligibility for Repair
Repairs may be provided to households that meet the eligibility criteria listed
below:

Income Limits: The household income for all assisted units must fall
below 80% of median area income of occupants County, as determined by
HUD on an annual basis. The gross income for all members of the
applicant household must be included in the calculation of household
income.
Assets: Total household assets, excluding equity in the applicant’s
personal residence and personal vehicles, cannot exceed $70,000. Total
household assets cannot exceed $170,000 for applicants who are over the
age of 62 or are permanently disabled. If the applicant’s personal
residence is located on a parcel that is over ½ acre in size, 25% of the
assessed value of the property will be used in determining imputed
income from assets at the rate determined by HUD, but will not be
included in determining total household assets.
Ownership: The applicant must be a registered owner of the mobile home
or a legal owner of the single-family house and must occupy the dwelling
as his or her principal residence. There may also be non-occupants listed
as owner on title to the property. All registered owners of mobile homes
and all legal owners of real property must sign the repair documents.
Owner-Occupied Repair Program
Program Design
Registration and Taxes: All local property taxes and/or mobile home
registration fees must be paid current as of the date of repair approval.
Application Process: All applicants must complete an application form and
furnish The Gift of Love, Inc. Commission staff with all required
verifications and other supporting documentation, as applicable. The
information in the application will be used to determine the applicant’s
eligibility in the areas of income, assets, ownership, and residency.
Failure of the applicant and all household members to submit the required
information will cause the application for assistance to be rejected.
Conflict of Interest: No member of the governing body of the County of
occupants, participating city, or The Gift of Loves, Inc. Commission
and no other official or employee or agent of the County government,
participating city, or Commission who exercises any policy
decision-making functions or responsibilities in connection with the
planning and implementation of the Owner-Occupied Repair Program shall directly or indirectly be eligible for the Owner-Occupied Repair Program.
Repair Conditions: By signing the Repair Agreement, the applicant shall
certify that: a) it is their intent to own and occupy the property for a period
of at least three years from the date on which The Gift of Love, Inc. Owner-Occupied Repair Program -assisted work is completed; and b) they understand that they may be required to repay all or a portion of the repair if they move from
the property within the first three years after completion without the prior written permission of Commission.

IV. COMMISSION AND OWNER RESPONSIBILITES

A. The Gift of Love, Inc. shall:

prepare and distribute informational materials and visit home owners to
explain the program;
distribute, process and evaluate all applications for repair funds;
determine household eligibility for Owner-Occupied Repair Program assistance and approve repairs;
prepare and execute repair documents;
prepare work specifications;
conduct the competitive bidding process and review construction bids
received to determine lowest responsible bid;
prepare construction contract documents;
act as liaison between contractor, State, County, City, and/or residents;
monitor construction work-in-progress;
inspect, approve and sign-off all work assisted by Commission;
obtain other approvals of work, as required;
Owner-Occupied Repair Program
Program Design
issue payments to contractor for all approved work;
prepare and process repair close-out paperwork;
maintain data on all inquiries, applications received, progress and
completion of all work performed.

B. The Owner(s) shall:

execute all repair documents;
approve the work specifications prepared by the Commission;
enter into contract with chosen contractor by The Gift of Love, Inc. to
perform all work included in the approved work specifications;
allow the contractor to enter the property to perform the specified work;
notify the Commission of any defects in the work and/or damages to the
property within 30 days of completion;
allow the County, City, State and Commission, their agents and
employees, to enter upon the property for purposes of inspecting the
completed work;
agree to have the Commission pay repair funds directly to the contractor
for work completed under the construction contract entered into by the
owner and contractor;
agree not to enter into any additional agreements with the contractor or
with any other contractor or subcontractor during the period of
performance of the contract.

V. DEFINITIONS

Applicant: Any member of the occupant household who is listed on title to the property and who
will be signing the required repair documents. Non-occupants on title will be required
to sign repair documents but are not considered to be the applicant.

Assets: Assets of the applicant and household members shall be considered in the repair
application. Household assets include:

Amounts in savings and checking accounts. (The greater of the current
amounts or the average balance for the last 2 months in savings and
checking accounts.)
Stocks, bonds, savings certificates, money market funds and other
investment accounts.
Assessed value of real property or other capital investments.
The cash value of trusts that are available to the household, not including
irrevocable trusts.
IRA, Keogh, and similar retirement savings accounts, even though
withdrawal would result in a penalty.
Annuities in the applicant's name which could be liquidated.
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Contributions to company retirement/pension funds:
a. While an individual is employed, only amounts the household can
withdraw without retiring or terminating employment.
b. After retirement or termination of employment, any amount the
employee elects to receive as a lump sum.
c. Include in annual income any benefits received through periodic
payments.
Assets, which although owned by more than one person, allow
unrestricted access by the applicant.
Lump-sum receipts such as inheritances, capital gains, lottery winnings,
cash from sale of assets, insurance settlements, and other claims.
Personal property held as an investment such as gems, jewelry, coin
collections, antique cars, horses, etc.
Cash value of life insurance policies.
Household assets do not include:
1. Personal property (except as noted in #10 above).
2. Interest in Indian trust lands.
3. Assets not accessible by the household (e.g.: irrevocable trusts).
4. Assets that are a part of an active business or farming operation.

Code Standards: All applicable housing, planning, fire prevention, building, zoning and health
codes, and other pertinent local ordinances.

Gross Income: The total income of the household, before any withholdings are taken.

Household: A single person or a collective body of two or more persons living together in one
house or mobile home as their common home and sharing common income.
Income: All income from members of a household must be included in the household income.
Except as noted below*, income from minors/dependents is not included in household
income. Income of non-household members residing in the unit will not be included in
household income. Annual household income includes:

Annual gross amounts of wages, salaries, tips and commissions.
Net annual income from operation of business or profession.
Net annual income from rental of real or personal property.
Actual or imputed annual income from assets, whichever is greater.
Annual income from periodic payments such as Social Security, insurance,
retirement funds, pensions, alimony, or child support.
Annual amount of payment in lieu of earnings, such as unemployment,
disability, worker's compensation.
Annual amount of public assistance allowances or repairs.
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Total annual income divided by 12 equals monthly income. The income shall mean the anticipated income of a person or family for the twelve-month period following the date of determination of income.
*Survivor's Social Security, SSI, other public assistance or disability payments and pension payments paid to a minor/dependent are the only types of income received by a minor/dependent that are included in the household income.

Minor/Dependent: Members of the household (other than the applicant or co-applicant[s]) who are under 18 years old or who are full-time students and live at home, or who are disabled in such a manner as to require on-going dependency.

Mobile Home: For purposes of this program, a mobile home is defined as a transportable structure, designed for use as a dwelling, whose minimum exterior dimensions are 8 1/2 feet wide and 32 feet long measured from wall to wall.

Non-Household Member(s): A single person or a collective body of two or more persons who rent one of the bedrooms of a single-family house or mobile home and who do not share common income with the owner-occupant household, or a live-in aide who receives compensation to care for a member of the applicant household.

Owner-Occupied Repair Program

Program Design

I HAVE READ AND UNDERSTAND THE INFORMATION PRESENTED IN THE GIFT of LOVE, Inc OWNER-OCCUPIED REPAIR PROGRAM DESIGN.
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Date Property Owner Signature
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Date Property Owner Signature
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Property Address
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City, Town or Locality