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HomeMy WebLinkAboutMINUTES - 07171984 - 1.45 TO: , BOARD OF SUPERVISORS �C ' FROM: Anthony A. Dehaesus Contra Director of Planning COSta DATE: duly 10, 1984 County SUBJECT: Modification to the Housing Rehabilitation Policies SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATION Approve modifications to the Housing Rehabilitation Program Policies as recommended by the Housing and Community Development Advisory Committee and the Director of Planning. BACKGROUND Using Community Development Block Grant Funds the County Building Inspection Department operates a housing rehabilitation financial assistance program. To date the program has provided financial assistance to over 400 households. At the request of program staff, the Housing and Community Development Advisory Committee reviewed various modifications to the program. They are recommending modification of the program policies in four areas: 1) . Expand area of operation to the entire Urban County, but maintain neighbor- hood targeting by focusing marketing in those neighborhoods which are over 40% lower income; 2) Increase loan limits for both the low interest loan component and zero interest deferred loan component to $20,000 from $15,000 and $13,000 respectively; 3) Make certain clarifying changes to existing provisions which allow, under limited circumstances, loan maximums to be exceeded; and 4) Limit loan recipients to those who are owner-occupants of single family and duplex homes. Additional background information on these modifications is included as an attachment. „ CONTINUED ON ATTACHMENT: YES SIGNAT RECOMMENDATION OF COUNTY ADMINISTRATOR ECO EN DION OF BOA i COMMITTEE APPROVE OTHER SIGNATURE(S) ACTION OF BOARD ON Y APPROVED AS RECOMMENDED OTHER VOTE OF SUPERVISORS UNANIMOUS (ABSENT ) I HEREBY CERTIFY THAT THIS IS A TRUE AYES: NOES: AND CORRECT COPY OF AN ACTION TAKEN ABSENT:, ABSTAIN: AND ENTERED ON THE MINUTES OF THE BOARD OF SUPERVISORS 0 THE DATE SHOWN. CC: Building Inspection ATTESTED Y444e, Z 2 / County Admimistrator J.R. LSSON, COUNTY CLERK County Counsel AND EX OFFICIO CLERK OF THE BOARD Conmlunity Services 0©0.17Q 1 M382/7-83F BY , DEPUTY CONTRA COSTA COUNTY PLANNING DEPARTMENT • TO: Housing and Community Development DATE: June 6, 1984 Advisory Committee FROM: Dennis Fransen, Chief �� SUBJECT: Modification to the Housing and Community Development Rehabilitation Policies In April the Housing and Community Development Advisory Committee received a request from the County Housing Rehabilitation staff to modify the housing rehabilitation program policies (Attachment 1). The two modifications requested - expansion of the target areas to countywide and increasing the loan limits - have been reviewed and discussed by the program staff and planning staff. Additional policy items were also discussed. The results of these discussions are presented in the form of individual recommendations with background information. Recommendations 1. Target Areas - Expand the area of program operation to encompass the entire Urban County but achieve some targeting and the resultant reinforcing effects by directly advertising and marketing the program only in areas where at least 40% of the households are of low and moderate income (Attachment 2). Discussion: Expansion of the area of operation to the entire Urban County would expand the potential demand for housing rehabilitation loans. Effective demand for loans in the existing target areas has dwindled over the past few years. Targeting to substantially lower income areas (40% or more)' via a marketing strategy would continue to provide maximum opportunity for target area residents. The qualifying criteria for loan applicants (income limits, asset limits, etc.) would remain the same. The distinction between target area and outside the target area loans would be removed. 2. Loan Limits - Increase the loan limits to $20,000 for both the low interest loans and zero interest deferred loans, and clarify the terms of the 125% of maximum loans,by stipulating that the increase above the loan limits up to a. maximum of 125% is calculated by determing the extent to which the cost of code improvements (non-general property improvements) exceed 60% of the regular loan criteria. Discussion: The extent of rehabilitation needs does not differ significantly between . applicants qualifying for low interest loans vs. those qualifying for zero interest loans. The rationale for differential loan limits - increasing the programs financial leverage* - have diminished with prior increases in loan limits and as low interest loans have become increasingly funded entirely by the County. *Recall that zero interest loans are 100% funded by the program while the low interest loans, in theory, require only a portion of local funds and are repaid quicker. 0.000-7�/� HCDAC page two . June 6, 1984 The administering of the 125% of loan limits has created some confusion among program staff. It seems that the confusion lies in the finding that the additional loan amount is necessary to eliminate a health and safety (code) hazard. One interpretation is that the entire loan amount, including the amount above the loan limit, must be devoted to code items, while another interpretation is that use of the 125% provision can be done even if all improvements are not code. The latter more closely reflects the intent of the 125% provision when adopted. To clarify it is suggested that the maximum amount above the regular loan limit be• set at an amount equal to the cost of completing code improvements minus the minimum required code portion of the loan (60% of the loan limit) but not to exceed $5,000. As an example, a homeowner desires to do home improvements costing $23,000 - $15,000 in code and $8,000 in general improvements. The loan could be done under the 125% provision because the amount above $20,000 is equal to the cost of code improvements minimally required (60% of the regular loan limit or $12,000), and it does not exceed $5,000. 3. Rental Properties - Limit eligible applicants to owner occupants of single family homes and duplexes. Discussion: With the FY 84-85 funding of a rental housing rehabilitation program through the Housing Authority the HCDAC has established a more comprehensive approach to rental rehabilitation financing. The number of loans to investor owners has been very small in the history of the program. It is also being suggested, for Committee concurrence,that a paint rebate program be established on a.pilot basis to be used primarily as a means of marketing the rehabilitation program, with spin-off benefits in terms of improved visual quality of homes. It is suggested that the program staff develop and implement a demonstra- tion level paint rebate program. No additional appropriation is required. The demonstration program would be used to discern its effectiveness, and to estimate administrative requirements. Implementation on a wider scale would be predicated on the results of the demonstration program.. DF/mb1G 0000s R h a CG'S TO: Housing & Community Development DATE: April 11, 1984 Advisory Committee FROM: William Martindale, Special Programs Coordinator By: Mickie Solis, Housing Rehabilitation Manager SUBJECT: HOUSING REHABILITATION PROGRAM RECOMMENDATIONS . The following recommendations concerning the Housing Rehabilitation Program are presented to you for your . review: SCOPE: The primary objective of the Neighborhood Preservation Program and in particular - the Housing Rehabilitation component is -to assist in the development of viable communities by providing a decent housing and suitable living environment in the community. The specific objective is the elimination of slums, blight and the prevention of blighting influences causing the deterioration of property and neighborhoods. RECOMMENDATION: We believe target areas are indeed important in meeting our objective, but we have limited our program, by providing assistance in other areas only on a case by case basis as funds allow and if it: .is only to correct eminent hazards which pose an immediate threat to the life and safety of the occupant. .. I This limitation should be amended to permit assistance outside of the target areas if the property -requires building code repairs and the applicant meets all other program qualifications. RATIONAL: Our �iogram policy states " in order to attain our objectives a voluntary code enforcement program combined with financial assistance will be provided" . The Housing Rehabilitation staff includes Certified Combination Building Inspectors, this expertise is sufficient to determine if minimum building code repairs are required and-also will enable us to control and limit the out of target applicants. During 1983 we assisted 9 out of area applicants and there are 6 pending . A survey was made of the period August 11, 1983 to September 15, 1983, of 29 recor ded .calls 8 were out of the target area. During the week of April 2, 1984, a similar survey was made, of 18 recorded calls 14 were out of the area. 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W a (Am(O R'O 7 a H K 7 r•M a M m(0 I••( . r•CL O M.ro W O n 7 a 3•�p m Z 0 LO rt O fD E d M -0 M r•(D r.K (D (D Ol O 7 M r n O N S M M a O 0 03 A G3 M (n - r•M :30 M a a W rt O :3 (n ' w K< (D a O CL r O Mr•a M a0M ' N O r•M M rt K(D O 0 7 (D O r•M•O O a QO m tY7 LOW • (n 3 N m to to fD 3 K a r (D W w0 7 a,n r p7,r. K�O R G 6i K :r PI M w r•(D K N a (D N En CL a 7.Cr 7 (D M m , rt mu. KE . eo a n c (n cK ,a •< M R < . K t4 r• r•m Q m o n m M . O m m 3 rt W to CL SG O £n m n r•M(D rr •£ 0 (D O m r( n.£ . W M M tr L-••OD O rD r• 11 \A O 3 to 0 tlO ON �< K 0000�^/Q 05 LIST OF TARGET AREAS FOR PROMOTIONAL EFFORTS UNDER EXPANDED HOUSING REHABILITATION PROGRAM Number/Population Area % Lower Income Modification 1. Antioch 8,158/14,323 57.0% Expanded 2. Bethel Island 943/1,746 57.2% . New 3. Brentwood 2,481/4,434 56.0% Expanded Citywide 4. Byron 368/658 55.9% New 5. Clyde 175/339 51.6% New 6. Crockett 1,339/2,914 46.0% Expanded 7. E1 Cerrito 5,735/10,352 50.6% Same 8. El Sobrante 3,965/9,376 42.3% New 9. Lafayette* 1,482/2,605. . 56.9%. Same 10. Martinez 4,720/9,036 52.2° Expanded 11. Montalvin Manor 1,189/2,244 53.0% Same 12. Mountain View 1,487/2,822 52.7% Same 13. North Richmond 1,946/2,268 85.8% Same 14. Oakley 1,057/1,597 66.2% Same 15. Pinole 1,850/4,221 43.8% Expanded 16. Pleasant Hill 5,139/11,545 44.5% Expanded 17. Rodeo 2,448/4,508 54.3% Expanded 18. Rollingwood 17023/2,251 45.4% New 19. Sandhill 674/1,328 50.8% Same 20. Vine Hill-Pacheco 3,336/6,129 54.4% New-Expanded 21. West Pittsburg 6,952/10,286 67.6% Same TOTAL 54,467/105,022 53.8% Increase 36,946 Population *83.3% rental not much activity likely. 1G 000076 CONTRA COSTA COUNTY Community Development Neighborhood Preservation Program '-lousing Rehabilitation Program Policies (Adopted by the Board of Supervisors on ) I. INTRODUCTION The following sets forth policies for residential rehabilitation financial assistance in the form of low-interest loans, .and zero-interest loans, as authorized by Section 105, Title I*of the Housing and Community Development Act of 1974 as amended. The program is available throughout the Urban County, however several Housing Rehabilitation Target Areas have been established in the County_for purposes of implementing a marketing plan for this program and its components. Agreements with financial institutions are in effect to implement and service the loan components of this program. II. OBJECTIVES Primary Objective The primary objective of the Neighborhood Preservation Program, and in particular the housing rehabilitation component, is to assist in the development of viable communities by providing decent housing and a suitable living environment in the community - principally for persons of low and moderate income - consistent with provisions of Federal assistance provided in the Housing and Community Development Acts of 1974 as amended. Specific Objectives 1. The elimination of slums, blight, and the prevention of blighting influences causing the deterioration of property and neighborhoods. 2. The elimination of conditions which are detrimental to health, safety and public welfare, by rehabilitation, demolition, or removal. 3. The stabilization and enhancement of older neighbhorhoods in order to encourage future investment from the private sector, and other public funds and programs. 4. The development of economically integrated communities, particularly as it relates to the enjoyment of the benefits of the revitalization process by low and moderate income residents. 5. The review of residential structures of owners participating in the voluntary Housing Code Enforcement Program for need of rehabilitation. In order to attain these objectives, a voluntary code enforcement program has been combined with a financial assistance program consisting of two components: 1) low interest loans, and 2) zero-interest loans. The criteria for each program are geared to the household's income and ability to service an additional monthly housing payment. The intent is to reach the maximum number of households while ensuring a maximum return of the money for the purpose of making future assistance available to other. households. The guidelines for each program component are outlined below. 000077 Page 2 III. HOUSING REHABILITATION LOAN ELEMENT A. Introduction 'The Loan Element of this Program is designed to provide financial assistance for the housing stock of households with less than the County median incomel who can afford a. moderate increase in monthly housing payments but cannot be served by private financial institutions under existing programs. B. Eligibility Requirements This section sets forth the eligibility criteria and requirements for receiving a Rehabilitation Loan. These criteria assess both the structure and the applicant from the standpoint of need and eligibility. 1. General Requirements Owner-occupied single family structures and duplexes2 will be eligible for rehabilitation loan assistance, if the property (1) is in need of repair to eliminate hazardous conditions and/or other code violations and (2) is.owned by a household which has a qualifying income as defined in the following sections and which has been in permanent legal possession of the property owner for at least six months prior to applying for financial assistance. 2. Eligible Costs Work and items of repair eligible under this program are to be completed as available funds allow, in the following order of priority:. a. To make repairs and improvements necessary to the structure to correct health and safety hazards; b. To make other necessary repairs and improvements,.including exterior painting and physical modifications designed to improve the mobility of handicapped or elderly persons, in order to conform to code standards applicable to existing residential structures to ensure safe, decent, and sanitary housing; to enhance the appearance of the structure and of the neighborhood exterior painting will be included as an item of repair unless determined unnecessary; c. To correct any incipient deficiencies which would make it impossible for a structure to be brought to and readily maintained at code standards; d. To replace built-in cooking appliances when required for safety reasons; e. To provide for or enlarge a room or finish an attic or basement in order to alleviate a condition of overcrowding, as specified in Chapter 5 of the Uniform Housing code; 1See Appendix A for current table of income by household size which meet these criteria. 2For the financial purposes of this program, duplex is defined as one structure with two living units or two single family structures on one parcel. 00007(8 Page 3 f. To remove unrepairable secondary buildings, structures, and other blighting influences located on the property; which may include the repair or replace- ment of dilapidated fencing; g. To make other general property repairs if funds are available and when the amount spent does not exceed 40% of the loan amount. 3. Eligibility of the Applicant In addition to being the owner of a single family unit or the owner-occupant of a duplex, in need of the above repairs, to qualify for a rehabilitation loan the applicant must: a. Be a household with an adjusted gross income less than the median income for the County as established by HUD for the San Francisco-Oakland Standard Metropolitan Statistical Area (SMSA); and b. Have assets which, for elderly households, (age 62 and over) do not exceed $20,000, and for non-elderly households, have assets which do not exceed $10,000. Assets would include bank accounts, stocks, bonds, investments, and real estate holdings but not including the principal residence. c. Be designated as not eligible for a conventional home improvements loan; and d. Have a credit record evidencing willingness and ability to meet and service the debt incurred; and e. In the case of the second unit in a duplex which is a rental property, conform with Federal non-discrimination.regulations and agree that, upon receipt of a loan from the County: 1)rents and other charges shall not be increased beyond the total cost of the loan, actual increases in taxes, and the percentage increase in the Bay Area cost of living index issued by the U.S. Department of Commerce; or 2) the units to be rehabilitated will be rented to low and moderate income families utilizing the Federal Section 8 Existing Unit Rental Subsidy Program. C. Priorities for Award of Loans Applications will be evaluated and processed as received, based on the eligibility criteria and requirements stated in Section b of these guidelines. The evaluation will consist of an initial determination of. the eligibility of the applicant followed by a determination of the needed repairs of the structure. Financial assistance will be awarded to applicants in the order in which their application materials are completed for eligibility determination. 3Income will be based on the applicant's income for the 12 months prior to its application for financial assistance and reflect increases or decreases anticipated during the next 12 months. Adjusted gross income is defined as a household's annual gross income less: 1) Uncompensated or uncovered medical expenses which exceed 3% of gross income; and 2) $300 for each dependent person in the household other than the spouse. 000079 Page 4 D. Loan Amounts, Term and.Security For purposes of this program, Rehabilitation Loans are defined as loans requiring monthly payments of both principal and interest based on the amount of money borrowed. No prepayment penalties will be charged. 1. Loan Amounts a. The maximum amount for a Rehabilitation Loan shall not exceed $20,000 for a single-family dwelling with an additional $3,000 allowed for the second unit in a duplex. b. The loan maximun specified in (a) above may be exceeded subject to the following limitations: 1) General property improvements as allowed under Section III B (2) (g) cannot exceed 40% of the loan maximum specified in Section III (D (1) (a). 2) The amount by which the maximum loan amount specified in Section III (D (1)(a) above may be exceeded to the lesser of a) $5,000; or b) an amount derived by subtracting $12,000 (60% of the maximum loan amount specified in Section III D (1)(a) above from the costs of completing required code improvements (as specified in Section III B (2)(a-f) above). For purposes of the above calculation costs not allocable directly to improvements (profit overhead, etc.) shall be included on a pro-ratia basis in a ratio reflecting the code general property improvement ratio. c) The Rehabilitation Loan plus existing indebtedness against the property shall not exceed 90% of the appraised after-improvement value of the property at the time the loan is approved. 2. Interest Rate The interest rate will be below the existing market rate, varying from 3 to 10 percent, based on the household's ability to pay as defined in D.3 below. 3. Loan Term and Security Requirements The term of the Rehabilitatin Loan shall not exceed 15 years tailored together with the interest rate to the borrower's needs with the goal being that :total debt including the loan commitment does not exceed 50% of the Household's income. The intent is to charge the highest interest rate while adjusting the term of the loan in order to maximize the amount . of 'work to be completed within the Household's ability to pay. The.Rehabilitation Loan is due and payable upon sale or transfer of the property and must be secured by a Deed of Trust, which secures the Promissory Note. 000080 Page 5 IV. HOUSING REHABILITATION ZERO-INTEREST LOAN ELEMENT A. Introduction -The zero-interest loan element of this Program is designed to -ovide financial assistance for the housing stock of households with very low income who otherwise cannot afford any increased monthly housing costs. B. Eligibility Requirements This section sets forth the eligibility criteria and requirements for receiving zero-interest loan. These criteria assess both the structure and the applicant from the standpoint of need and eligibility. 1. General Requirements Owner-occupied single family structures and duplexes5 .will be eligible for rehabilitation financial assistance, if the property: 1) is in need- of repair to . eliminate hazardous conditions and/or other code violations; and 2) is owned by a household which has a qualifying income as defined in the following sections and Which has been in permanent legal possession of the property for at least six months prior to applying for financial assistance. 2. Eligible Costs Work and items of repair eligible under this program are to be completed as available funds allow, in the following order of priority: a. To make repairs and improvements necessary to -the structure to correct health and safety hazards; b. . To make other necessary repairs and improvements, including exterior painting and modifications design to improve the mobility of handicapped or elderly persons, in, order to conform to code standards applicable to existing resi- dential structures to ensure safe, decent, and sanitary housing; to enhance the appearance of the structure and of the neighborhood exterior painting will be included as an item of repair unless determined unnecessary; c. To. correct any incipient deficiencies which would make it impossible for a structure to be brought to readily, and maintained at code standards; d. To replace built-in cooking appliances when required for safety reasons; e. To provide for or enlarge a room or finish an attic or basement in order to alleviate a condition of overcrowding as specificed in Chapter 4 of the Uniform Housing Code. f. To remove unrepairable second buildings, structures, and other blighting influences located on the property, which may include repair or replacement of dilapidated fencing; g. To make other general repairs if funds are available and when the amount spent does not exceed 40% of the loan amount. 4See Appendix A for current table of income by household size which meet these criteria. 5For the financial purposes of this program, duplex is def ned as one structure with two living units or two single family structures on one parcel. 0OOOS Page 6 3. Eligibility of the Applicant In addition to being the owner-occupant of a single family unit or duplex in need for the above repairs, to qualify for a zero-interest loan the applicant must: a. Meet tV definition of a very low income household with an adjusted, gross income of 50% or less of the median. income for the County, and have assets which, for elderly households, (age 62 and over) do not exceed $20,000, and for non-elderly households, have assets which do not exceed $10,000. Assets would include bank accounts, stocks, bonds, investments, and real ,estate holdings but not including the principal residence; and b. Have not have been the recipient of a prior zero-interest loan for the property in question within the past five years; and • c. In the case of the second unit in a duplex which is a rental property, conform with Federal non-discrimination regulations and agree that, upon receipt of a Loan or Grant from the .County: 1) rents and other charges shall not be increased beyond actual increases in taxes, and the percentage increase in the Bay Area cost of living index issued by the U.S. Department of Commerce; or 2) the units to be rehabilitated will be rented to low and moderate income families utilizing the Federal Section 8 Existing Unit Rental Subsidy Program.' C. Priorities for Award of Zero-Interest Loans Applications will be evaluated and processed as received, based on the eligibility requirements stated in Section B of these guidelines. The evaluation will consist of an initial determination of the eligibility of the applicant .followed by a determination of the needed repairs of the structure. Financial assistance will be awarded to applicants in the order in which their application materials are .completed for eligibility. deter- mination. The determination of whether a zero-interest loan will be awarded shall be based on the following criteria: 1. Zero-interest loans will be awarded to those households which: a. Can utilize up to $20,000 for necessary repairs without exceeding the 90% total debt limit; or b. Need a zero-interest loan in order not to bring existing indebtedness plus this financial assistance above 90% of the appraised after-improvement value of the property. D. Amounts, Terms, and Security for Zero-Interest Loans 1. Amounts a. The maximum amount for a zero-interest loan shall not exceed $20,000 for a single-family dwelling, with an additional $3,000 allowed for the second unit in a duplex. 6Income will be based on the applicant's income for the 12 months prior to its applicant for financial assistance and reflect increases and decreases anticipated during the next 12 months. Adjusted gross income is defined as a household's annual gross income less: 1) Uncompensated or uncovered medical expense which exceed 3% of gross income; 2) $300 for each minor person in the household other than,the spouse. 0 00 0 8? Page 7 b. A loan of up to 125% of the maximum specified in (a) above may be originated subject to the following: 1) General property improvements as allowed under Section IV B (2)(71 cannot exceed 40% of the loan maximum specified in Section IV D (1)(a). 2) .The maximum amount by which the maximum loan amount specified in Section IV D (1) (a) above may be exceeded is the lessor of: a) $5,000 b) an amount derived by subtracting $12,000 (60% of the, maximum loan amount specified in Section IV D (a)(a) above) from 'the cost of completing required code improvements (as specified in Section IV B (2)(a-f) above). For purposes of the above calculation costs not allocable directly to improvements (profits, overhead, etc.) shall be included on a pro-rata basis in a ratio reflecting the code/general property improvement ratio. c. The existing indebtedness against the property plus the amount of the zero-interest loan, . shall not exceed 90% ..of the appraised after-improvement value of the property at the time the financial assistance is approved. 2. Term and Security Requirements The zero-interest loan is due and.payable after five years or upon sale or transfer of the property, but may be repaid in full or in part at any time prior to such date. As the end of five years, if the applicant.household still resides in the same house and can demonstrate,its continued inability to repay the zero,-interest loan, the loan term may be extended for an additional five year term. If, however, at the end of five years the applicant has sufficient income to be eligible for the interest bearing loan component of the program, the zero-interest loan will be converted to an interest bearing loan under the then existing guidelines and policies of such program. All zero interest loans will be secured by a Deed of Trust, which serves the Promissory Note. Upon transfer of the property in the case of inheritance, the finanical capabilities of the heir will be considered prior to requiring.repayment. V. APPLICABILITY OF EACH PROGRAM ELEMENT It .is the intent of this program that each household, as applicant, be evaluated for eligibility under the loan element first and the zero-interest loan element second to ensure that the use of loans is maximized in order to establish a revolving fund, for future program years, which realizes immediate returns of funds. For example, if the household can support payments on a low-interest loan given its income and credit history, then it would not be eligible for a zero-interest loan. The origination of a combination interest bearing loan/zero interest deferred loan is permissive under these policies. ' In all cases, if the household qualified for a conventional market rate loan, it would not be eligible for either of these program elements. VI. ADMINISTRATION Agreements with financial institutions exist for implementation and servicing of the financial aspects of the program elements.. Implementation of the Housing Rehabilitation Program is the responsibility of the County Building Inspection Department in close 000083. Page 8 coordination with the County Community Development Program administered by the County Planning Department. For those elements of the program not contracted to a financial institution, a Review Panel, composed of three persons knowledgeable in the housing finance field and two citizen representatives has been established to make final decisions concerning the awarding of financial aide. This panel will be provided with staff services by the Building Inspection Department and other County.staff as necessary. The Review Panel wilt periodically review the procedures and criteria utilized by the participant financial institutions. VII. GENERAL PROCEDURES The County Building Inspection Department will operate and administer a voluntary residential code enforcement program accompanied with financial assistance. The operation and' administration of the Housing Rehabilitation Program will be guided by the policies promulgated herein. Such operaton and administration shall include the following: 1. Application intake and processing. 2. Determination of financial eligibility. 3. Inspection of the structure. 4. Preparation of a list of repair items. S. Securing contractural services to undertake the repair work,7 including: a) preparing bid packages b) noticing the availaility of bid packages c) reviewing bids received d) selecting the contractor with the approval of the homeowner. 6. Preparation .of financial documents for submittal to financial institution with whom County has an agreement. 7. Preparation and execution of a contract document. S. Inspecting the work of the rehabilitation contractor with respect to applicable codes, the terms of the contract, and-for conformance with accepted standards of quality in completion of the rehabilitation work. 9. In conjunction with the homeowner, accept the work and authorize payments to the contractor. VIII. APPEALS Any persons, firm, partnership, or corporation aggrieved by a decision pursuant to the policies and procedures of the Neighborhood Preservation Program shall be afforded an opportunity for review of that decision by a staff committee composed of representatives from the Building Inspection Department, the Planning Department, and the County Administrator's Office. Upon review of the case a final decision will be rendered by the staff committee, subject to appeal to the Board of Supervisors, under the regular appeal procedures provided for in.the County Ordinance Code. . _ 7At the option of the homeowner the procedure for securing bids for rehabilitation work'may be modified to allow the homeowner to negotiate a contract with an eligible contractor of the homeowner's' choice. The County Building Inspection Department will .review the negotiated contract amount to assure that the market rate for such services has not been exceeded. JK/mbF 7/17/84 OOOOFA