City of Antioch Rental Rehabilitation Program

The City of Antioch Rental Rehabilitation Program (RRP) is housing loan program funded by the City of Antioch with Community Development Block Grant (CDBG) funds. This program is administered through the Housing Authority of the County of Contra Costa's Development Department.

Rental Rehabilitation Loan Program Information

Link to: Forms

Eligible Properties: Properties eligible for this program must be mainly rental residential single-family or multiple rental units. The property must be primarily occupied by lower income tenants. Vacant properties are also eligible. (See: CDBG Program Income Limits by Household Size)

Eligible Geographical Locations: Rental Properties to receive repair must be located within the low-income blocks in the City of Antioch.

FEES AND COSTS : Applicant is responsible for cost required to cover for Title Search, Appraisal, Credit Checks, and Lead Inspection and Report. The fee varies relative to the number of units and age of property. This is due upon submittal of application or can be included with the loan.

Other related fees such as lead-based paint supervision and clearance testing may be financed out of loan proceeds.

Eligibility for Assistance:

  • The applicant must be the owner of record.
  • The proposed project must be primarily residential rental property.
  • At the time of application, at least 51% of the occupied units must be rented to lower income families. A vacant unit may be considered a lower income unit. Property Owners, Landlords, Managers, or Representative is required to provide proof of Tenant Household Size and Tenant Income.
  • After rehabilitation is complete, the property owner is required to make any vacant units available to prospective lower income tenants.
  • At least 51% of the total projects completed during a fiscal year must house low-income tenants.
  • Units rehabilitated with Rental Rehabilitation loan funds may not be occupied by the owner.
  • A minimum average of $5,000 per unit is required (e.g. a two-unit project with $3000 of eligible work in one unit and $7,000 in the second unit would qualify because the average cost per project unit is $5,000).
  • A credit check, title search, appraisal, mortgage, and property insurance verification including fire and liability coverage are required as part of the loan application review.

Eligible Expense Categories: The following categories of expense shall be considered eligible for funding under the program.

  • All work identified as not meeting the Rehabilitation Standards.
  • Costs necessary to make essential repairs or improvements related to the Rehabilitation Standards, but not limited to work that includes plumbing, heating, roofing, flooring, painting, and general permanent improvements with Authority* approval, with emphasis on housing rehabilitation work that is needed and will produce good quality housing and improve overall neighborhood appearance.
  • Repair or replace major housing systems in danger of failure.
  • Improvements necessary to permit the use by handicapped persons.
  • The abatement of lead based paint hazards.
  • Energy-related repairs or improvements.
  • Architectural, engineering or related professional services required in the preparation of rehabilitation plans and drawings or write-ups.
  • Costs for processing and settling the financing for a project, such as lender origination fees, credit reports, fees for title evidence, fees for recording and filing of legal documents, building permits, attorney's fees, private appraisal fees and fees for an independent rehabilitation cost estimate.
  • Costs for the owner to provide required information services to tenants.
  • Construction items and rehabilitation costs that are incurred up to six months prior to submitting a rehab program application.

Ineligible Expense Categories: The following categories of expense shall be considered ineligible for funding under the program.

  • Property acquisition.
  • Refinancing of existing debt.
  • New construction.

Matching Funds: The Rental Rehabilitation Loan program requires a minimum of 25% up to 50% “matching Funds” from the property owner. The Housing Authority of the County of Contra Costa may loan from 50% up to 75% of the total cost of a project.

Loan Terms: The Rental Rehabilitation Program provides secured loans for up to 90% of value after rehabilitation based on the Authority's formula or an approved appraisal.

  • Loan shall carry a 1% or 3% simple interest
  • Loan term is 20 years deferred
  • No monthly payments for the term of the loan.
  • Principal and accrued interest is due in full at the earliest of the following events:
    • Sale or transfer of the property, or
    • Twenty years to the date of the note.
  • The maximum loan amount shall not exceed the lesser of the two following values:
    • 50% up to 75% of the eligible rehabilitation cost for private property
    • 75% of the eligible rehabilitation cost for non-profit organizations
  • The following loan maximum schedules:
    • $17,000 per 0 bedroom dwelling unit.
    • $20,000 per 1 bedroom dwelling unit.
    • $22,500 per 2 bedroom dwelling unit.
    • $25,000 per 3 bedrooms or more dwelling unit.
  • Loan limits may be increased in a case to case basis
  • No early pre-payment penalty charge
  • Loans may be assumed if borrower, property, rents and tenants meet all underwriting criteria and requirements.

Affordability Limitations:

  • Rent and Income Limitations shall remain in force and effect for a minimum of 20 years from the effective date of the loan agreement regardless of early loan payoff, transfer or succession in ownership.
  • Owner shall maintain 51% of the total Property dwelling units as Qualifying Units for the term of the loan agreement.
  • Rent for current resident Households in Qualifying Units shown on following exhibit shall not exceed the rent shown thereon for a period of one year from the effective date of the loan agreement.

AFFORDABLE RENTS FOR QUALIFYING HOUSEHOLDS

2014 RENT MAXIMUMS EFFECTIVE DATE - MAY 1, 2014

MAXIMUM RENTS BY INCOME CATEGORY (a)

UNIT BY BEDROOM SIZE

 

0-BR

1-BR

2-BR

3-BR

4-BR

5-BR

6-BR

30% RENT LIMIT (c)

$491

$526

$631

$729

$814

$898

$982

50% RENT LIMIT (b)

$818

$876

$1,052

$1,215

$1,356

$1,496

$1,636

60% RENT LIMIT (c)

$982

$1,051

$1,262

$1,458

$1,627

$1,795

$1,963

65% RENT LIMIT (b)

$1,035

$1,121

$1,347

$1,547

$1,706

$1,864

$2,022

(a) 30% rents are maximum rents, which may be charged to households with incomes at/below 30% AMI, 50% are maximums for HHs with incomes at/below 50% AMI, 60% rents for HHs at/below AMI, and, depending on specific project requirements, 60% or 65% rents are maximum rents for HHs at/below 80%AMI.

(b) Source: U. S. Department of Housing and Urban Development

(c) Source: Contra Costa County Development Department based on HUD 50% and 65% rent limits.

NOTE: HOME rent maximums are defined as rents affordable to households at the specific income limits or the Fair Market Rent (FMR) for the area, whichever is less. The 65% for a zero-bedroom unit is set at the FMR; all other rents are those that are affordable at the specific income level.

The rents above reflect adjustments for usual tenant paid gas and electric utilities and owner paid water and garbage. For dwelling units where water and garbage service are paid by tenants deduct $60 per month from maximum Rents shown.

  • Households receiving a Section 8 rent subsidy may be charged the allowable lease maximum.
  • No increase in rent shall be charged for more or fewer occupants.
  • Household incomes for all other Qualifying Units shall not exceed the amounts shown on exhibit as updated periodically by Authority for the term of the loan agreement.

MAXIMUM ANNUAL INCOMES FOR QUALIFYING UNITS

Contra Costa Consortium CDBG Program Income Limits by Household Size -
Effective: March 6, 2015
Median family income for a family of four (4) is $92,900.00

Persons per Household

Maximum income of households which are:

Extremely Low-Income (30% of AMI)

Very Low-Income (50% of AMI)

Low-Income (80% of AMI)

1

$19,500

$32,550

$50,150

2

$22,300

$37,200

$57,300

3

$25,100

$41,850

$64,450

4

$27,850

$46,450

$71,600

5

$30,100

$50,200

$77,350

6

$32,570

$53,900

$83,100

7

$36,730

$57,600

$88,800

8

$40,890

$61,350

$94,550

Extremely low-income households are defined as households earning 30percent or less of area median income (AMI); very low-income households earn 50 percent of less AMI; low-income households earn 80% or less AMI subject to HUD caps; and median income households earn 100% AMI. Source: U.S. Department of Housing and Urban Development

Maximum Household Income is the gross income received by all members of the Household.

The Maximum Rent and Household Income limits shown below may be adjusted from time to time by the Authority, following publication of the Oakland PMSA Median Income (AMI), by the U.S. Department of Housing and Urban Development

  • Owner shall obtain an annual "Certification of Tenant Eligibility" completed by the Head of each Household counted toward the required number of Qualifying Units. Forms will provided by Authority.
  • When the income of a resident Qualifying Household exceeds 120% of AMI that household will no longer be considered qualified and the next vacant unit shall be rented to a Qualifying Household.
  • Owner shall give Qualifying Households and Authority written notice six months prior to the end of the Term of the loan agreement advising of all planned rent increases and changes in rental arrangements.

Loan Security Requirements: Loans will be secured by a Deed of Trust recorded on the subject property, a Loan and Regulatory Agreement, and Promissory Note with demand restrictions.

Loan Minimums: Loans must be an aggregate amount of no less than $5,000.00 per unit.

Insurance:

  • Owner and/or Owner's contractor(s) shall provide Project insurance coverage acceptable to Authority and related agencies funding the Loan.
  • Certificates shall name Contra Costa County its officers, agents, employees, and elected officials as additional insured.
    • Workers Compensation Insurance including employer's liability coverage with limits not less than $1,000,000 each accident for rehabilitation construction work.
    • Comprehensive General Liability Insurance with limits not less than $1,000,000 each occurrence combined single limit for bodily injury and property damage including owned, non-owned and hired vehicles for rehabilitation construction work.
    • Fire and Hazard Insurance covering all real property risks of loss for 100% of the replacement value with a deductible acceptable to Authority naming Authority or its assignee as Loss Payee as its interest may appear. Flood Hazard Insurance is required in federally designated hazard areas.

Application Process:

  1. 1. Loan Applicant submits application to the Housing Authority of the County of Contra Costa (HACCC) Development Department Rental Rehabilitation Program (RRP), including all required supplementary documents and information.
  2. Program eligibility and qualifications determined.
  3. Applicant may be required to advance fees of $400 up to $750 to cover preliminary title search, appraisal, credit check, lead-based paint inspection and report or these fees may be folded in as part of the loan. These depend on the number and age of property.
  4. Application is subject to preliminary title search, mortgage verification, appraisal evaluation, and credit verification.
  5. Complete loan underwriting analysis and approval.
  6. Housing Rehabilitation Officer (HRO) conducts initial property inspection, lead inspection or/and risk assessment. Review reports.
  7. HRO creates deficiency list and prepare work write-up specifications. Owner reviews and approves work write-up specifications.
  8. HRO prepares and request for State Historic Preservation Office Consultation through the City of Antioch Development Department for clearance and approval.
  9. HRO processes and submits HUD Appendix A to City of Antioch for review, clearance and approval.
  10. City of Antioch determines property's flood zone location and issues clearance.
  11. Property owner solicits own quotes or solicit quotes through HACCC's assistance. Property owner reviews quotes. Property owner selects contractor.
  12. HRO finalizes work write-up specifications and costs.
  13. HRO determines and prepare project budget and loan amount.
  14. Property owner and City of Antioch approve project budget and loan amount.
  15. HRO prepares loan and regulatory agreements.
  16. Development Department Director reviews loan documents (Deed of Trust and Assignment of Rents; and Loan and Regulatory Agreement).
  17. Property owner and HACCC's Executive Director execute loan documents.
  18. HRO records loan documents.
  19. HRO prepares preliminary construction agreement and related documents for review and approval by property owner and contractor.
  20. HRO officiates construction agreement and notice to proceed with property owner and contractor.
  21. Contractor begins construction per notice to proceed.
  22. HRO monitors, inspects, and recommends payments, release payments and issue mechanic's lien releases through completion.
  23. HRO conducts final inspection and issue notice of completion.
  24. HRO closes and reconciles project accounts.
  25. HRO closes construction project and file.

FORMS:

THIS PROGRAM DOES NOT DESCRIMINATE AGAINST OR SEGREGATE OF A PERSON OR OF A GROUP OF PERSONS ON ACCOUNT OF RACE, COLOR, RELIGION,CREED, AGE, DISABILITY, SEX, SEXUAL ORIENTATION, MARITAL STATUS, ANCESTRY OR NATIONAL ORIGIN.

WE STRONGLY SUPPORT EQUAL OPPORTUNITY IN RENTAL HOUSING, LENDING AND CONTRACTING ARRANGEMENTS.

 

 
Get Macromedia Flash Player