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HomeMy WebLinkAbout1996-236a \homeom o ORDINANCE NO. 0i � � A%3_40 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS, APPROVING GUIDELINES FOR OPERATION OF THE CITY OF DENTON HOMEOWNER REHABILITATION PROGRAM AND ELIGIBILITY CRITERIA; AUTHORIZING EXPENDITURES IN EXCESS OF $15,000 FOR PROJECTS MEETING PROGRAM GUIDELINES AND CRITERIA; AND PROVIDING FOR AN EFFECTIVE DATE WHEREAS, the City Council of the City of Denton recognizes the need to assist low and moderate income families in securing safe, sanitary and decent housing, and WHEREAS, the City of Denton participates in a Homeowner Rehabilitation Program administered by the City of Denton Community Development Office and funded through a federal grant from the Department of Housing and Urban Development, NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS: SECTION I. That it approves the Homeowner Rehabilitation Program Guidelines and Homeowner Rehabilitation Program Eligibility Criteria which is attached to this ordinance as Exhibit "A" and authorizes the City of Denton Community Development Office to administer this program. SECTION II. That it authorizes the expenditure of funds in excess of $15,000 by the Community Development Office for projects meeting program guidelines and criteria. SECTION III. That this ordinance shall become effective immediately upon its passage. PASSED AND APPROVED this the ji-�— day of Q , 1996. JACK MILLER, MAYOR ATTEST: JENNIFER WALTERS, CITY SECRETARY BY APP40VED AS T(L HERBERT-b.' PROUTY, CITY ATTORNEY ay - ---- CITY OF DENTON HOMEOWNER REHABILITATION PROGRAM GUIDELINES 1996/97 Page 4 TABLE OF CONTENTS INTRODUCTION DESCRIPTION OF PROGRAM PROCEDURES I ELIGIBILITY REQUIREMENTS II APPLICATION PROCESSING III DESCRIPTION OF FINANCIAL ASSISTANCE CATEGORIES IV FEASIBILITY FOR REHABILITATION PROCESS V APPEALS PROVISIONS VI CONTRACTOR SELECTION AND MONITORING VII PAYMENTS TO CONTRACTOR VIII CONTRACTOR DEBARMENT APPENDICES APPENDIX 1 - GENERAL TERMS AND CONDITIONS APPENDIX 2 - MINIMUM REHABILITATION STANDARDS APPENDIX 3 - CARRYING OUT ENERGY -SAVING REQUIREMENTS FOR SINGLE-FAMILY BUILDINGS APPENDIX 4 - SECTION 8 EXISTING HOUSING/PROGRAM APPENDIX 5 - QUALIFYING INCOME LIMITS AND RANGES FOR THE CITY OF DENTON'S FEDERALLY ASSISTED PROGRAMS APPENDIX 6 - TARGET REHABILITATION NEIGHBORHOODS MAP Page 5 INTRODUCTION The City of Denton Homeowner Rehabilitation Program is designed to assist low and moderate income families in securing safe, sanitary and decent housing This program's objective is to rehabilitate single-family owner -occupied houses by making needed repairs with the first priority being to correct code violations The Homeowner Rehabilitation Program is administered by the City of Denton's Community Development Office and is funded through a federal grant from the Department of Housing and Urban Development The following pages contain a detailed description of the program including policies and procedures The purpose of these guidelines is to explain to potential applicants and the citizens of Denton, the Homeowner Rehabilitation Program and it's levels of assistance available For further information or clarification of the guidelines, contact the Community Development Office Community Development Office 100 West Oak Street, Suite 208 Denton, Texas 76201 (817) 383-7726 Page 6 DESCRIPTION OF PROGRAM PROCEDURES Page 7 DESCRIPTION OF PROGRAM PROCEDURES I ELIGIBILITY REQUIREMENTS - Eligibility requirements must be met for both the applicant/household and for the structure Eligibility for assistance is completed in two phases as described in Sections I A and I B below A APPLICANT/HOUSEHOLD ELIGIBILITY REQUIREMENTS ARE 1 Must be a United States citizen or a legal resident alien 2 Must have owned and occupied the single -family -dwelling unit for not less than five years 3 Must hold a Fee Simple Title to the property a If applicant Is purchasing their home by a "contract for deed" (or a like contract), where applicant does not gain possession of the property deed until all contract agreements have been met, applicant is not eligible for rehabilitation assistance The seller must provide the purchaser with a warranty deed on the property to satisfy the eligibility requirement of Item I A 3 above b If applicant(s) inherited property, s/he must have the necessary legal documents drawn up and filed for record at the Denton County Clerk's Office which name applicant(s) as the sole deed holder 4 Must meet programs income limits a Gross annual total household income is 80 percent or below the current maximum Area Median Income (AMq Limits Current maximum income limit by household size is NUMBER OF PEOPLE LIVING IN HOUSEHOLD 1 7 8 or more 80% of the AMI (MAXIMUM INCOME LIMIT) $27,050 $30,900 $34,800 $38,650 $41,750 $44,800 $47,900 $51,000 b Must not have assets (total combined for all household members) in excess of $100,000 NOTE 1 The appraised value of the applicant's home is excluded In total assets calculation NOTE 2 Annual Income and asset Income are calculated using the most current guidelines and rules as established In the Technical Guide for Determining Income 5 Must be in good credit standing with and exhibit the ability to pay creditors including the following basic housing expenses a Home Mortgage Payment b Loan payment (when applicant's property is collateral on loan) Program Procedures - Page 1 Page 8 c Property Taxes (City, County, DISD) d Homeowners Insurance Policy premiums e Utilities electrical/water/sewage/solid waste and gas 6 Must apply to a participating lender and be eligible for a loan to cover part of the cost of the rehabilitation 7 Mortgage note balance cannot exceed 75 percent of the propertys appraised value as set by the Denton Central Appraisal District (cannot exceed 50 percent of the property's appraised value to participate in the Optional Reconstruction Program) PROPERTY ELIGIBILITY REQUIREMENTS 1 Must be classified as a single -family -dwelling unit and be situated in a Targeted Rehabilita- tion Neighborhood within the city limits of Denton (Refer to Target Rehabilitation Neighbor- hoods Map - Appendix 6) 2 Must exhibit building code deficiencies that make the structure unsafe or unsanitary 3 Must not have existing property code violations (such as high weeds, trash, debris, junk vehicles, etc) Any liens placed on properties for correcting previous code violations must be paid in full by the time application processing occurs 4 Must be serviced by a City -approved water supply, sanitary sewer and electrical system 5 Must meet all of the City of Denton's Land Development Codes 6 Must be feasible for rehabilitation as defined in Section IV of the Program Procedures 7 Must be covered by an approved homeowner's insurance policy NOTE If an applicant's property is not currently insurable because of Its present condition, the applicant must obtain a homeowner's Insurance policy guote (from any reputable Insurance agency) The quote should be based on the after-rehabllition structural status Applicant should Inform agent that the structure will be rehabilitated to meet all current Building, Electrical, Plumbing and Fire -Safety codes Applicant must provide this quote to tits Community Development OBice and sign a NOTICE OF INTENT AND AGREEMENT TO OBTAIN A HOMEOWNER INSURANCE POLICY to satisfy eligibility required in Item I B 7 8 A property that has been previously rehabilitated with Federal or State grant funds is subject to wadma period and dollar limitations when being considered for additional rehabilitation These limitations are IF THE TOTAL COST THE WAITING OF PREVIOUS REHAB PERIOD MUST WAS IN THE RANGE OF BE AT LEAST $11,999 or below 7 years $12,000 - $16,999 8 years $17,000 - $19,999 10 years $20,000 or above 15 years Program Procedures - Page 2 THE MAXIMUM AMT OF FUNDS ELIGIBLE FOR ADDITIONAL REHAB 1%) 80% maximum allowed 70% maximum allowed 60% maximum allowed 50% maximum allowed Page 9 II APPLICATION PROCESSING A To be placed on the wafting list, applicants must meet the following guidelines 1 Household's total gross annual Income does not exceed current program income limits 2 Owner is the occupant of a single-family dwelling unit for not less than three years 3 Property is located in a Target Rehabilitation Neighborhood (Appendix 6) 4 Applicant must complete a Wading List Application Forth and attach a copy of property deed (Wafting List Application Forms are available at the Community Development Office, 100 West Oak Street, Suite 208, Denton, Texas, 76201, (817) 383-7726 ) B A completed wafting list application forth is assigned the next available number on the wafting list in order by time and date the completed application is received by the Community Development Office C When applicant reaches the top of the wafting list, he/she will be notified to complete the application process The Community Development Office will mail a letter of notice to apply for assistance This notice will give a deadline date by which the applicant must schedule an appointment with the Community Development Office to complete the application process Any applicant who does not contact the Community Development office by the deadline date will be removed from the wafting list The letter of notice to apply for assistance requests applicant to provide the following items • Copy of Deed or Warranty Deed for the property to be rehabilitated (applicant must be deed holder) • Name/mailing address of your mortgage company (d you have a mortgage payment) • Name/mailing address of your Homeowner Insurance policy with "paid" receipt or canceled check • Current year's "paid' Property Tax receipts from DISD, City and Coun tax offices • Most current Notice of Appraised Value from the Denton Central Appraisal District • Current year's Income Tax Return with W-2's for each household member who filed tax returns • Social Security number(s) for household members who receive Social Security benefits • Most current Income statement (if you receive Social Security benefits) • Paycheck stubs for last four weeks for each employed household member • Employers name/address for each employed household member • Names and addresses of retirement income or any other income sources (ALL INCOME SOURCES MUST BE DISCLOSED —RETIREMENT, RENTAL/HAP INCOME, AFDC, FOOD STAMPS, ETC) • Divorce decree d you receive child/other support from a divorce or d you were awarded deed to your property through a divorce • Names/addresses/aocount numbers of all banks, credit unions, savings banks, IRA accounts, etc for all household members who have any of these types of accounts • Bills for the last six months from Lone Star Gas and City Utlifties (If you don't have last six months bills, Lone Star Gas OR City of Denton Util's will mail you a summary Please make sure the summary has your current balance stated ) D Applicant must provide all information requested In 11 C above that applies to his/her household and complete all required verification forms in the application packet All information will be verified by Community Development staff If any information is found to have been intentionally Program Procedures - Page 3 Page 10 falsified, the application will be rejected and the applicant will not be allowed to reapply to this program E Community Development staff will calculate the gross annual household Income and determine the percent of income spent for housing expenses F Community Development staff will notify applicant of the financial assistance category he/she is eligible for under the program guidelines Applicant will be notified that final eligibility for assistance is determined upon completion of the feasibility for rehabilitation process III DESCRIPTION OF FINANCIAL ASSISTANCE CATEGORIES A Applicant must apply to a participating lender for a loan Applicant will be required to accept the maximum ban allowed them by the lender to contribute toward the rehabilitation of the property Applicants denied a loan from a participating lender due to unacceptable credit history will be ineligible for assistance through the City of Denton's Homeowner Rehabilitation Program 1 The Community Development Office may assist applicant with buy -down of lender's interest rate (down to, but not less than, 6 percent APR) 2 Interest rate buy -downs will be carried as a deferred loan by the City of Denton with a term equal to the deferred construction loan B The City of Denton will fund the remaining project cost (total project cost, less the amount loaned to applicant from lending Institution) This part of the project cost has four financial assistance categories for those who qualify for the Homeowner Rehabilitation Program These categories are based on the OuallNlno Income Limits and Ranges for the City of Denton's Federally Assisted Programs (see appendix 5 to these guidelines for current Income limit ranges) A description of the financial assistance categories and their requirements are 1 80 Percent Rehabilitation Loan / 20 Percent Deferred Payment Loan Applicants whose grass annual household Income falls above 65 percent up to 80 percent of the area median family income limits will qualify for this two-part ban, a a 3_percent interest ban with the ban amount being based on 80 percent of the total project cost amortized over 120 months The lien will not be released on this part of the loan until all 120 payments are received in full by the City of Denton, and b a deferred Payment ban with the loan amount being based on 20 percent of the total project cost A detailed description of the deferred payment ban is found below after section VII C 2 40 Percent Rehabilitation Loan / 60 Percent Deferred Payment Loan Applicants whose gross annual household income falls above 50 percent up to 65 percent of the area median family income limits will qualify for this two-part loan, a a 3 percent interest loan with the loan amount being based on 40 percent of the total project cost amortized over 120 months The lien will not be released on this part of the loan until all 120 payments are received in full by the City of Denton, and Program Procedures - Page 4 Page 11 b a deferred payment loan with the loan amount being based on 60 percent of the total project cost A detailed description of the deferred payment loan is found below after section VII C 3 20 Percent Rehabilitation Loan / 80 Percent Deferred Payment Loan Applicants whose gross annual household Income falls above 30 percent up to 50 percent of the area median family income limits will quality for this two-part loan, a a 3 percent interest loan with the loan amount being based on 20 percent of the total project cost amortized over 120 months The lien will not be released on this part of the loan until all 120 payments are received in full by the City of Denton, and b a deferred payment ban with the loan amount being based on 80 percent of the total project cost A detailed description of the deferred payment ban is found below after section VII C 4 10 Percent Rehabilitation Loan / 90 Percent Deferred Payment Loan Applicants whose gross annual household income falls at or below 30 percent of the area median family Income limits will qualify for this two-part loan, a a 3 percent Interest ban with the loan amount being based on 10 percent of the total project cost amortized over 120 months The lien will not be released on this part of the ban until all 120 payments are received in full by the City of Denton, and b a deferred payment loan with the ban amount being based on 90 percent of the total project cost A detailed description of the deferred payment ban is found below after section VII C •DESCRIPTION OF A DEFERRED PAYMENT LOAN A deferred payment ban shall carry 0 percent interest and continue until the applicant satisfies the conditions listed in the promissory rote executed prior to project start date There are no monthly payments Deferred payment loans are secured by a lien on the property For each month the applicant lives on the property, a monthly payment amount established in a promissory note will be forgiven If the property is sold or transferred before the hen period expires, the applicant is credited for every month of residency The credit is subtracted from the total loan amount to determine the unforgiven ban balance The unforgiven balance is owed and becomes due to the Community Development Program upon sale or rental of the property Amounts received are used as program income The City of Denton will be in the first lien position on all rehabilitated dwellings However, in situations where first lien position is not feasible, the City will accept a second lien position subject to the review and approval of the Community Development Administrator The lien will not be released unless the following conditions are met 1 The homeapplicant must reside in the unit for the full period of the lien 2 The property must be maintained to meet City code requirements 3 Mortgage payments must be met on a timely basis 4 Homeapplicant must provide documentation of adequate homeowner's insurance, including casualty and fire coverage, and the City must be listed on the Certificate of Insurance to be notified in case of policy cancellation, Program Procedures - Page 5 Page 12 NOTE Contracts require the applicant to, upon completion of the rehablltta- tion, maintain and/or purchase, for the full length of time which the City of Denton will have a lien on property, an insurance policy that covers all improvements resulting from the rehabilitation for their full insurable value, provides fire and extended coverage, Including windstorm coverage, provides flood insurance at anytime property Is in a flood hazard area Applicant agrees to comply at all times with the requirements of the 80 percent coinsurance clause, and keep any buildings occupied as required by the Insurance policy 5 If within the period of the lien the applicant defaults on their deterred payment loan or the payable loan, the lien will be called due In full and foreclosure proceedings may be initiated The City will make every effort to work with the applicant to avoid foreclosure and will examine each situation on a case by case basis E Repayment Policy for Financial Assistance The applicant must agree to have a lien placed on their property until they have satisfied the requirements of the promissory note The lien will remain until the loan has been paid in full In the event of death of the loan recipient, the balance due according to the Promissory Note must be paid by whomever becomes the legal owner If for any reason the loan recipient decides to sell or rent the property before the lien's terms are all met, the note's balance will become due at the time of the sale or upon rental Liens will remain in effect until the grantee has met all requirements as specified in the promissory note In the event of the sale of the property, any unpaid balance of the loan and any unforgiven portion of the deferred payment loan will become due immediately If, in the event of the death of the grantee, a family member who meets the income eligibility requirements takes up residency in the property, the loan will continue as stated In the original promissory note G If, after the loan payback begins, a household experiences a permanent, substantial loss of household income, a applicant can request a review to adjust their current level of assistance However, in no instance will the payable ban portion be reduced below the minimum 10 percent payable ban level The toss of Income must be from an Income•eamina apolicantlal whose s usea in asterminina the original loan assistance catenory Loss of employment or involuntarily) is not considered a "permanent loss" For purposes of this program loss" is defined as 1 death 2 mandatory retirement (must be 62 years of age or older) 3 permanent disability To determine if a reduction in the ban is eligible, the household members will be asked to complete all income information and forms as required in Section II - Application Processing A determination will be made after evaluating the household size and income using the program guideline income limits and financial assistance categories that are being used at the time the request for reduced loan payment is made If the loss of income places the household in a lower payback category, the loan balance will be reduced (which will increase the deferred payment loan balance) according to current financial assistance category guidelines When a loan reduction is granted, the applicant must sign an Extension of Note and Lien reflecting the new loan and deferred ban amounts A waiver of these provisions can be requested d the applicant feels that their circumstances require special consideration Section V of Program Procedures explains how to request a waiver Program Procedures - Page 6 Page 13 IV FEASIBILITY FOR REHABILITATION PROCESS A A decision as to whether a structure is feasible for rehabilitation is made after a complete assessment of the following factors 1 Completion of a detailed inspection of the property by Community Development staff is conducted This Inspection Includes completing a list of all deficiencies which must be corrected in order to bring the structure up to minimum program standards (compliance with HUD's Section a Minimum Housing Quality Standards [Appendix 2] and City of Denton codes 2 Determine if the rehabilitation cost will be affected by a property being located in a designated 100-year floodplain, a need to abate possible presence of lead -based paint, possible historical restoration requirements or can rehab reduce noise levels d property is in a high noise area NOTE The F000dplaxn Management regulations lima the total cost of all non -code repairs for any structure located in a designated 100-year floodplaxn to not exceed 50 percent of a property's (structure only) pre -rehabilitation appraised value as set by the Denton Central Appraisal District 3 Determine B the framework and foundation of a structure are stable, or can be made stable through rehabilitation 4 Lead -based paint hazard reduction techniques will be used when lead -based paint exceeds HUD's acceptable limits for lead content in existing paint The limits for lead content exceed HUD's limits when lead content exceeds 1 mg per cm2 (one milligram per centimeter squared), or 5000 ppm (parts per million) The reduction techniques used by this program are described and found in the U S Department of Housing & Urban Development's publication, Guidelines For The Evaluation and Control Of Lead -Based Paint Hazards In Housing, Issued June, 1995 5 Is a room addition(s) needed to relieve serious overcrowding? NOTE Rehabilitation of a structure will never net fewer bedrooms than the number of bedrooms a family has before rehabilitation Room additions and Improvements to relieve serious overcrowding may be eligible and require the approval of the Community Development Administrator The City will follow the standards consistent with the Housing Quality Standards when considering the number of bedrooms needed to avoid overcrowding They are # of Occupants in Household # of Bedrooms Minimum Maximum 3 3 4 6 B Using all information obtained in Rams III A 1-5 above, a cost estimate and structural evaluation will be completed The level of monetary assistance will be assessed Moderate Rehabilitation will be any rehabilitation between $5,000 - $24,999 while Substantial Rehabilitation is $25,000 to below Program Maximum Limits A project with a cost estimate above Program Maximum Program Procedures - Page 7 Page 14 Limits is not eligible for rehabilitation assistance Applicant may be referred to Optional Recon- struction Program C PROGRAM MAXIMUM LIMITS FOR REHABILITATION A rehabilitation that cannot meet all of the following limit tests is considered cost prohibitive or not feasible for rehabilitation 1 Rehabilitation will not exceed $40 per square foot of total living space (using after rehabilitation square footage) 2 Rehabilitation will not exceed the current Maximum Home Subsidy Limits for Denton as set by HUD 3 The after rehabilitation appraised property value Plus all costs expended to complete the project (including the bank loan portion) will not exceed the current Single Family Mortgage Limit for Denton as established by HUD D PROGRAM MINIMUM LIMITS FOR REHABILITATION A structure needing less than $5000 of repairs is not eligible for rehabilitation assistance An applicant who feels that he/she has been unjustly denied rehabilitation assistance under the City's Homeowner Rehabilitation Program should follow the appeals procedure outlined in Section V V APPEALS PROVISIONS A Request for Waiver The City of Denton's Homeowner Rehabilitation Program has been developed to adhere to a set of guidelines in order to assure proper administration and management of the Homeowner Rehabilitation Program in the event that an applicant feels that his/her circumstances require special consideration, he/she can request, in writing, a waiver from the usual requirements All requests should specify the requirement(s) to be considered for waiver and state the applicant's reason(s) or special circumstances why he/she believes a waiver should be approved Requests will be reviewed by the Community Development Administrator on a case by case basis Applicant will be notified in writing of the Community Development office's final decision B Appeals Procedure Applicants who have been determined by the Community Development Administrator to be ineligible for rehabilitation, may appeal this decision to the Director of Planning and Development Department A written appeal must be submitted The Director of the Planning and Development Department shall issue a written response within fifteen days of receiving the request VI CONTRACTOR SELECTION AND MONITORING All housing rehabilitation recipients are responsible for finding a contractor who will develop a Proposal to make the necessary repairs to their home Your contractor's proposal must be submitted to the Community Development office within 30 days from the date you receive the work order write-up prepared by the Community Development Housing Inspector Contact any reputable and experienced contractor and request a bid for the required work Program Procedures - Page 8 Page 15 IF YOU HAVE ANY TROUBLE FINDING A CONTRACTOR, contact any of the following places for assistance , 'f • Your local Better Business Bureau • Any friends or neighbors who have had remodeling done to their properties • Chamber of Commerce • Community Development Office Contractors List When a contractor comes to look at your home you should • Show him/her the mandatory work items that have been identified by the Community 'Development Housing Inspector • Advise him/her that the bid proposal must be returned to you or the Community Development off lee for submission to the rehabilitation program on or before the due data DO NOT SIGN ANY AGREEMENT WITH THE CONTRACTOR Bring the contractor's bid proposal to the Community Development office at 100 West Oak Street, Suite 208, where you made your original application The Community Development Housing Rehabilitation Inspector or Housing Rehabilitation Specialist will review the proposal to verify that 1 The contractor is licensed and has all City -required insurance coverages 2 All required Improvements have been included in the bid 3 The proposed work is in conformance with the program's General Specifications 4 All proposed rehabilitation costs are reasonable 5 The contractor you have chosen has not been disqualified (debarred) by any local, state or 'federal government agency The, bid proposals that are submitted by the applicant will be reviewed by the Community Development Housing Rehabilitation Inspector to determine it the total bid price is reasonable and under the maximum allowable amount THE CITY OF DENTON AND THE Applicant RESERVE THE RIGHT TO REJECT ANY AND ALL BIDS If the bid proposal selected by the applicant is approved by the Community Development Administrator, then the Community Development staff shall proceed with the review of all other forms submitted by the contractor Any contractor whose name appears on the most current HUD or City of Denton Debarred Contractors List will not be eligible to participate in this program References will be checked and claims of substandard workmanship will be cause to declare a contractor ineligible The contractor must also submit all required proof of insurance forms and bonds (if applicable) Failure to submit these will result in rejection of the bid proposal Once the contractor has been selected and approved, a contract agreement must be signed Before the contractor can start work, the applicant must issue a notice to proceed The contractor's work will be monitored by the applicant, the Community Development staff and the City of Denton building code Inspector If the applicant considers any work done by the contractor to be unsatisfactory or incomplete, the applicant should advise the contractor of the discrepancy and ask that it be corrected In the event a dispute exists between the applicant and the contractor with respect to the rehabilitation work, the City shall take appropriate action In accordance with the provisions of the construction contract to assure that the applicant is satisfied before making any Program Procedures - Page 9 Page 16 payment to the contractor In the event a dispute cannot be resolved, the Director of Planning and Development shall consider all pertinent facts and shall decide an appropriate course of action to resolve the dispute Acceptance of Work Final Inspection - In order for the contractor to close out a rehabilitation job, a final inspection shall be made by the City of Denton budding code inspector, the Community Development staff, and the applicant If the final inspection results in no additional work or no specified corrections, the applicant shall sign the contractor's release form which states that all work has been completed to their (applicant's) satisfaction The budding code Inspector shall sign a final inspection form to confirm the same At this time, the contractor is required to submit to the Community Development office copies of all warranties and releases of Ilens from subcontractors and suppliers Community Development will not authorize payment to the contractor until these documents are properly completed and submitted Community Development staff will make copies of warranties and other documentation The applicant will receive original warranty and guarantee documents The Community Development office will retain copies of these documents for the file Warranty of Work - As stated in the rehabilitation contract, the contractor shall guarantee the work performed for a period of at least one year from the date of final acceptance The contractor will return in thirty (30) days and ask the applicant If any additional repairs are necessary Any deficiencies or necessary repairs to specified work will be completed at this time If no repairs are needed, the contractor will request that the applicant release the contingency payment VII PAYMENT TO CONTRACTOR The contractor shall receive payment, minus contingency amount, for all completed contracts within 15 working days after final inspection approval The contingency amount equals 10 percent of the total contract amount and will be withheld for thirty (30) days After thirty days, if no additional or warranty work remains, the contractor must request from applicant an approval to release withheld contingency funds A 45 percent interim payment will be made available to the contractor upon applicant and inspector approval when 50 percent of the contract work has been completed An "All Bills Paid" affidavit and release of lien from all subcontractors and suppliers must be submitted by the contractor to the Community Development office before payment can be released to contractor All electrical, plumbing, mechanical, roofing permits and termite inspection must also be submitted to the Community Development office prior to releasing contingency payment to the contractor Vill CONTRACTOR DEBARMENT A contractor will be declared ineligible to participate in projects funded by the City of Denton's Homeowner Rehabilitation Program for one or more of the following causes Failure to complete a project within the prescribed contract period Failure to complete warranty repairs within a reasonable time period Failure to use licensed plumbing and electrical subcontractors Program Procedures - Page 10 Page 17 4 Failure to obtain City -required insurance, is , general contractors liability, automobile liability and builder's risk (if applicable) 5 Failure to complete work in accordance with program specifications and/or accepted standards of workmanship 6 Failure to pay all subcontractors working on the project appropriately and/or submit affidavits of payment signed by all subcontractors 7 Failure to obtain proper permits for work in progress 8 Failure to treat applicants with respect and courtesy Contractors will be notified of their proposed debarment and will be afforded the opportunity to comment or appeal the action All appeals must be made in writing to the Community Development Office at least 15 days after the date of the notification letter Contractors debarred from the Homeowner Rehabilitation Program may no longer contact applicants receiving CDBG or HOME grant funds with the intent of providing a bid for a project Program Procedures - Page 11 Page 18 APPENDICES APPENDIX 1 - GENERAL TERMS AND CONDITIONS APPENDIX 2 - MINIMUM REHABILITATION STANDARDS APPENDIX 3 CARRYING OUT ENERGY -SAVING REQUIREMENTS FOR SINGLE-FAMILY BUILDINGS APPENDIX 4 - SECTION 8 EXISTING HOUSING/PROGRAM APPENDIX 5 QUALIFYING INCOME LIMITS AND RANGES FOR THE CITY OF DENTON'S FEDERALLY ASSISTED PROGRAMS APPENDIX 6 TARGET REHABILITATION NEIGHBORHOODS MAP Page 19 GENERAL TERMS AND CONDITIONS APPENDIX 1 1 Applicant agrees to comply with all HUD requirements with respect to Title VI of the Civil Rights Act of 1964, to not discriminate upon the basis of race, color, creed or national origin in the sale, lease, rental, or use of occupancy of the subject property 2 Applicant agrees to not award any contract for rehabilitation work to be paid for in whole or in part with the proceeds of the grant to any contractor who, at the time, is ineligible under the provisions of any applicable regulations issued by the Secretary of Labor, United States Department of Labor, the Department of Housing and Urban Development, or the Community Development Office to receive an award of such contract 3 Applicant agrees not to pay any bonus, commission or fee for the purpose of obtaining the Community Development staff's approval of the grant application or any other approval of concurrence required by the Homeowner Rehabilitation Program 4 Applicant will continue to occupy the premises during the rehabilitation, but he will cooperate with the contractor in a reasonable manner 5 Applicant agrees that existing house utility services will be made available to the contractor without charge as follows electricity, gas, water and telephone (local calls only) 6 Applicant agrees that the City shall be the agent for the applicant and as such agent shall hold the funds made available to the applicant for the rehabilitation grant for the purpose of the disbursement thereof to the contractor 7 Applicant agrees that it Is his sole responsibility to see that the contractor completes the work specified in his contract to the applicant's satisfaction and that the City of Denton has no responsibility for any defects, faulty work or incomplete work by the contractor The applicant further agrees that the City has no liability for warranty of any of the workmanship or materials furnished by the contractor under the contract The applicant further agrees that latent or hidden conditions in the property which were not included in the original inspection and work write-up of the City are not the responsibility of the contractor nor of the City, but remain the responsibility of the applicant 8 As part of the consideration for providing the funds to rehabilitate property as described herein, the applicant agrees to maintain and keep the property in good repair after the completion of the work to be performed by contractor, taking into consideration the ability of the applicant to do so Applicant shall issue a written Notice to Proceed within thirty (30) days from the date of acceptance of the contractor's bid and proposal If the Notice to Proceed is not received by the contractor within this thirty (30) day period, the contractor has the option of withdrawing his bid and proposal If the contractor chooses to do this a written notice must be delivered to the applicant with a copy to the City The contractor shall not begin the work to be performed until receipt of written Notice to Proceed from the applicant after which the contractor shall begin the work within ten (10) calendar days of the date of said Notice and shall complete said work within sixty (60) days or the number of days stated in the Rehabilitation contract 10 The contractor shall not assign the contract without written consent of the applicant and the City and/or its agent 11 It is agreed between the applicant and the contractor that damages due to delay are impossible to determine and that In the event the contractor does not complete the work required under the contract within the specified time, the contractor shall be liable for and shall pay to the City as APPENDIX 1 - General Terms and Conditions - Page 1 Page 20 liquidated damages the sum of 1 percent of the total contract amount or $55, whichever is greatest, for each calendar day of delay from the date stipulated for completion in the Rehabilitation Contract until such work is satisfactorily completed and accepted 12 The contractor shall not be charged with liquidated damages for any delays in the completion of work due to the following A Any acts of the government, including controls or restrictions upon or requisitioning of materials, equipment, tools or labor by reason of war, National Defense or any other national emergency B Any acts of the applicant C Causes not reasonably foreseeable by the parties to this contract at the time of the execution of the contract which are beyond the control and without the fault or negligence of the contractor, including but not limited to acts of God or of the public enemy, acts of another contractor in the performance of some other contract with the applicant, fires, floods, epidemics, quarantine restrictions, strikes, freight embargoes and weather of unusual severity such as hurricanes, tornadoes, etc D Any delay of the subcontractor occasioned by any of the causes specified in Subparagraphs (A) A and (C) above, provided that the contractor promptly (within 10 days) notifies the Applicant in writing of the cause of the delay If the facts show the delay to be properly excusable, the applicant shall extend the contract time by a period commensurate with the period of excusable delay 13 The contractor shall not be held responsible for preexisting violations of law including but not restricted to zoning or building code regulations at the property listed in the contract Before beginning work, the contractor shall examine the work write-up for compliance with the applicable ordinance and codes for the new or replaced work and shall Immediately report any discrepancy to the applicant Where the requirements of the work write-up fall to comply with such applicable ordinances or codes for the new or replaced work, the applicant and the City will adjust the contract by change order to conform to such ordinances or code and make appropriate adjustment in the contract price unless waivers in writing covering the difference have been granted by the proper authority 14 The contractor shall comply with all non-discrimination clauses included in the contract, noncompliance will result In termination of the contract 15 Bids or proposals will be submitted at the bkddees risk and the City or the applicant reserve the right to reject any or all bids or proposals 16 Subcontractors shall be bound by the terms and conditions of the contract, insofar as it applies to their work This shall not relieve the general contractor from the full responsibility to the applicant for the completion of all work to be executed under this agreement and he shall not be released from this responsibility by any subcontractural agreement he may make with others 17 When adjacent property is affected or endangered by any work done under this contract, it shall be the responsibility of the contractor to take whatever steps are necessary for the protection of the adjacent property and to notify the applicant thereof of such hazards 18 Repairs shall be made to all surfaces damaged by the contractor resulting from his work under this contract at no additional cost to the applicant Where "repair of existing work" is called for by the contract, the feature shall be placed in "equal to new condition" either by patching or replacement APPENDIX 1 - General Terms and Conditions - Page 2 Page 21 All damaged, loose or rotted parts shall be removed and replaced and the finished work shall match adjacent work In design and dimension 19 After the final Inspection and acceptance by the applicant of all work under the contract including cleanup, the contractor shall submit to the applicant for approval his requisition for payment When the required warranties and the release of liens have been executed by the contractor, the final payment minus a 10 percent contingency will be made which will include any amounts remaining due under the contract as adjusted in accordance with approved change orders and subject to withholding of any amounts due the applicant for "liquidated damages" as may be necessary to protect the applicant against any claim arising from the contractors operations under the contract Payments will be made within 10 days of formal requisition for payment Only one partial payment may be made when 50 percent of the work has been completed 20 A Rehabilitation grant may be made only to cover the cost necessary to bring the dwelling into conformance with Section 8, Existing Housing Quality Standards The two categories of repairs listed below are to be included as priority items A Required Repairs Code violations which create hazardous conditions in regard to safety or health will generally involve the basic heating, plumbing or electrical systems B Recommended Repairs Code corrections or preventive maintenance efforts which should be undertaken to avoid more costly future action (1) Heating, air conditioning, plumbing and electrical improvements (2) Weatherizatlon (3) Exterior work such as roofing, siding, painting, step and porch repair and retaining walls (4) Interior work such as renovation and repair of existing latchen and bath facilities 21 Mobile homes are not eligible for rehabilitation assistance 22 The Denton County Appraisal District automatically reappraises any house where a building permit Is issued The applicant should be aware of this fact If the home is reappraised, yearly property taxes may also increase 23 Change orders may be made to cover an item of work which cannot be determined until sometime during the course of the rehabilitation work The Community Development staff shall not consider a change order proposed by a bidder that is not called for In the contract document prepared by the Community Development Office Change orders will be considered as follows A Change orders are used to add work necessary to correct incipient items that have been found to be defective after work is in progress but were not anticipated at the time the contract was executed B Change order requests will be limited to only those items that must be corrected to meet Section 8 standards and/or city code requirements No change orders for recommended or general property improvements will be approved C The change order amount is limited to a maximum of 10 percent of the total contract amount If it is necessary to request a change order to make required repairs and the contract is already at the program's maximum allowable expenditure amount, a work item of less priority will be deleted from the bid proposal in order to compensate for the added amount However, d there are no work items of less priority to delete from the bid proposal, APPENDIX 1 - General Terms and Conditions - Page 3 Page 22 the project's maximum amount must be approved by the Community Development Admxn- Istrator D Change orders will be used when n is necessary to delete work from a contract for any reason When items are deleted from the contract, they shall be at their previously bid amount When items are deleted, but do not have specific costs, in such cases the contract shall be reduced by negotiating the cost at prevailing rates All change orders shall be executed by the applicant, contractor, and a member of the Community Development staff prior to work being completed Except for the purpose of affording protection against any emergency endangering life or property, the Contractor shall make no change In the work or rehabilitation, provide any extra or additional work or supply additional labor, services or materials beyond that actually required for the execution of the contract G All change order requests must be submitted by the contractor, signed by the applicant and approved by the Community Development Administrator No claim for an adjustment of the contract price by the contractor or applicant will be valid unless this is done H The approval of a change order shall constitute authorization by the applicant and Community Development Administrator to change the grant amount equal to the cost of the work added or deleted It may be necessary to change the time of completion due to the addition of certain work items or delays that are beyond the contractor's control If the contractor feels that any of the limitations listed above will result in the Incomplete rehabilitation of the structure as specified In the contract, he may appeal the limitation to the Executive Director of Planning and Community Development 24 If the work completed is not in accordance with the construction contract, a member of the Community Development staff shall advise the applicant of the ran -compliance who then shall obtain appropriate action from the contractor No payment shall be processed on a construction contract until a contractor has satisfactorily completed all necessary corrective action 25 The applicant shall be able to select the color and style of certain materials (i a carpet, floor covering, paneling, paint, etc) No more than one selection of carpet and vinyl may be made No more than two interior paint chokes and two exterior paint choices may be made (main color and trim) 26 The contract warrants that all materials, fixtures, and equipment furnished by the contractor and its subcontractors shall be new, of good title and that the work will be done in a neat and workmanlike manner Neither the final payment nor any provision in the contract nor partial or entire use or occupancy of the premises by the applicant shall constitute an acceptance of work not done in accordance with the Contract or relieve the Contractor of liability in respect to any express warranties or responsibility for faulty materials or workmanship The contractor shall promptly remedy any defect in the work and pay for any damage to other work resulting therefrom which may appear within a period of one year from the date of final acceptance of the work unless a longer period is specified The applicant will give notice of observed defects with reasonable promptness 27 Interest of certain federal and other officials APPENDIX 1 - General Terms and Conditions - Page 4 Page 23 A No member or Delegate to the Congress of the United States and no Resident Commis- sioner and no federal employee shall be admitted to any share or part of this contract or to any benefit to arise from some B No member of the governing body of the City and no other public official of or within the City or County who exercises any functions or responsibilities in connection with the administra- tion of the Community Development Programs and no other employee of the Department of Planning and Community Development who exercises any such functions or responsibili- ties shall have any Interest, direct or indirect, in rehabilitation proceeds which is incompatible or in conflict with the discharge or fulfillment of his functions and responsibilities in connection with the carrying out of the Homeowner Rehabilitation Program The length of time this exclusion shall be in effect Is one year following the ending of term of office and shall be binding upon, but not limited to, all of the individuals and agencies herein described APPENDIX 1 - General Terms and Conditions - Page 5 Page 24 MINIMUM REHABILITATION STANDARDS APPENDIX 2 Roofs Roofs should not leak and have no evidence of rotted decking, fascia or soffit Any roof with two or more layers of roofing must be stripped to the decking If it is determined a new roof is necessary the decking must be checked for broken or rotted decking and shall be repaired or replaced as needed Where new decking is required the material shall be one-haff inch plywood or one-half inch waferboard to be used with H clips between sheets All roofs that all stripped shall be replaced with new 30 pound felt paper, the proper flashing and metal drip edge with 240 pound shingles Any roof with less than a 4/12 pitch shall be covered with rolled roofing, with at least 12 inches of lap, if installation of rolled roofing is not sufficient to promote proper run off roof will be rebuilt Siding and Trim All exterior siding and trim shall be free of holes, cracks or rotted material which might admit moisture into walls New siding may be applied only it the cost of new siding and installation is comparable to the repair and painting costs of the existing siding Windows All windows and hardware shall operate satisfactorily Cracked or broken windows shall be replaced Window glazing shall be weather tight and windows shall be weather stripped so as not to allow entry of air and water around the glass, sashes or window casings All windows shall have screens and working locks Drainage The grade of concrete or dirt should drain at least five (5) feet away from foundation walls Site Improvements All replaced concrete surfaces are to be level with the widths to match the existing surfaces All steps both concrete or wood that pose a threat to the occupants shall be repaired or, d necessary, replaced with treated material or concrete Foundations and Piers Skirting shall be six (6) inches underground level If it is necessary to install skirting, new 22 or 24 gauge skirting shall be used Kitchens Kitchens shall have a specific area which contains a sink with hot and cold running water, counter work space, storage space for food and space for storage of cooking utensils Stairs All stairs shall provide for the safety of ascent and descent All treads and risers should show no evidence of breakage or have evidence of excessive wear All stairs shall be equipped with handrails Utility Areas Gas or oil fired water heaters or furnaces shall not be located in the bathrooms or bedrooms In addition to all plumbing and electrical codes, water heaters, air conditioners, and furnaces shall be enclosed with a sealed door and adequate upper and lower combustion air All washer and dryer hookups must meet City Code Structural System The wood, masonry or steel components shall be in serviceable condition for the expected useful Ids of the rehabilitated building Structural members which are in seriously deteriorated condition shall be replaced Sagging, non -level floors will be raised & stabilized as level as possible without causing interior damage Termite inspection is required and treatment shall be done if evidence of active infestations exist A certified pest control company will carry out the treatment and present documents of proof and warranty APPENDIX 2 Minimum Rehabilitation Standards - Page 1 Page 25 Electrical System All replacement of existing wiring and equipment shall be done in conformance with the National Electric Code and the City of Denton Code Any potential source of electrical hazard or Ignition of combustible material shall be corrected GFI outlets shall be used In bathrooms, kitchen, garage, and exterior receptacles Additional outlets shall be added to eliminate extension cords and, at the request of the City Inspector, to meet City Codes Plumbing The plumbing system shall operate free of fouling and clogging, and not have cross -connections which permit contamination of the water supply or back siphonage between fixtures All sinks, lavatories, water closets, water heater, and other plumbing fixtures shall have accessible cutoff valves All fixtures shall have P-traps, necessary vents and be properly connected to a public or private sewage disposal system All sewer lines shall have accessible cieanouts All water heaters shall be installed with double wall vent stack, a pop -off valve, and overflow to the exterior of the structure Mechanical Equipment All gas fired heating units must be vented with double wall pipe and proper upper and lower combustion air Unit shall not be installed in a living area such as bedrooms or under stairways Rigid gas pipe must be used to supply heating units with a maximum of three (3) feet of flexible pipe from the stop to the appliance All duct work shall be properly sealed from the heat source to the register vent and from the return air supply to the heat source HVAC duct insulation must be R-4 or greater and pipe insulation must be R-2 or greater Insulation and Weetherization An R-30 Insulation value in the attic shall be required Exterior Doors All exterior doors shall be solid core All locks shall be capable of tightly securing the door and shall be readily openable from the inside without the use of keys All exterior doors shall be weather stripped so that there is no significant entry of air or water into the structure Porches and Decks All porches and decks shall be safe and capable of supporting anticipated bads All porches and decks in deteriorated condition and which serve no useful purpose or which are not economically repairable shall be removed Porches and decks thirty (30) inches above grade shall have guardrails and flights of stairs with four (4) or more risers They shall have a handrail on at least one side Gutters and Downspouts Gutters and downspouts should exist where they are deemed necessary to promote proper drainage Gutters will not normally be installed it they do not already exist Downspouts that cannot be connected to drain tiles shall have splash backs with proper site grading Chimneys and Vents Furnace and water heater vents shall be double wall vent pipe Existing unlined masonry chimneys having open mortar joints or cracks shall be removed or made safe by installation of a Ul approved flue liner Vent -a -hood stacks shall be vented through the roof Interior* All floors, walls, and ceilings shall be maintained in good, clean, and sanitary condition All peeling paint, cracked or loose plaster, and other defective surface conditions shall be eliminated All doors shall be operational APPENDIX 2 Minimum Rehabilitation Standards - Page 2 Page 26 Carpet and vinyl that is badly wom, torn or too dirty to be cleaned shall be replaced This shall be determined by the C D Housing Inspector Existing carpet shall be cleaned by a commercial steam cleaner, if necessary Bathrooms An operational water closet, tub or shower, and lavatory should be in the bathroom Hot water should flow to the lavatory and tub or shower Cold water should be supplied to all fixtures Either a window or an exhaust fan must be present to properly vent the bathroom Cabinets Burg -in kitchen cabinets shall be repaired up to 50 percent of the cost of new cabinets Bathroom cabinets are not required APPENDIX 2 Minimum Rehabilitation Standards - Page 3 Page 27 CHAPTER APPENDIX 3 Carrying Out Energy -Saving Requirements for Single -Family Buildings Homes consume about 20% of all the energy used in the U S Of this amount. about So to 60% is used for heat Another 12 to 13% heats water and about S to 8% is used for av- conditiomng. Lighting and appliances take from 12 to 2096 Since so much of the energy goes for heat and hot water, that is where most savings can be realized and that is why wasthenzm& or retro6ttine. a house is so important Just how much energy a particular house will use depends on many factors, including: I The eh -ate where the home is located 2 The size and design of the building and its orientation to the sun 3 How well the budding is currently insulated 4 How effectively the existing caulkmg and weatherstripping prevent air udikrauon S Whether the building is air- 6 Ttw occupants' energy consumpnoa habits Chapter 2 provided an overview of the general and particular requirements for single-family buildings Thus chapter will help rehabilitation specialists, single- family property owners, HUD Area Applying the Cost-Etfeetive Energy Standards In Rehabilitation Projects Office persomel, and others focus on ways of reducing heat loss and conserving energy in accordance with those requirements DEMING A SINGLE-FAMILY BUILDING A single-family detached house is a single dwelling unit that stands alone with four sides exposed Single-family attached stiucmrea are dwellings such as duplexes (winch are, in effect, two single-family homes that share a common wall) and rowhouses or townhouses (several single-family houses attached to each other) In addition, there are large, usually older, structures; consisting of two to four separate dwelling units that are struc- turally similar to the single-family detached house This chapter perwas primarily to single family buildings with either a wood - frame construction (in which wooden suids.lotws, and beams make up the building's frame) or a masonry construc uoo. However, the calculation tables for single-family buildings are applicable only to weod-hame construction types Page 28 that have cavities in the walls where insulation may be placed ENERGY REVIEW To puipoint the areas in a single-family budding that can benefit from energy conservation measures, an energy review is needed The energy review is actually part of the rell"U311011 inspection While aupec zig the structural condition of a building's roof and walla, for example, the person conducting the inspection would also make note of insulation needs, the absence of storm windows, and so forth Upon completion of the combined rehabilitation inspection - energy review, he or she would use the calculation tables shown in Chapter 2 to determine the most cost-effective messuira REDUCING HEAT LASS As noted in Chapter 2. HUD Energy Standards recognize that energy saving improvements must be talored to the type of building and the kind of rehabilitation being tamed out In all cases, however, the improvements must be con -effective In most homes, the first Practical step toward energy savings is blocking the now of air into (iniiltratico) and out of (exiihration) the building. To minimize this heat kiss involves, among other things, caulldag or weatherstripping all cracks orloints including those around windows and doors that are tightly shut. Reducing beat less in this way (a so clearly cost-effective, it s a general requirement for any project approval under the HUD rehabilitation programs mentioned in Chapter I Some Facts About Air Flow Heat down from its source to a colder area. Hot air also rises For these reasons, when houses are heated in winter, the bat air is always trying to get out and the cold air is always trying to come in In summer, of course, the opposite is true Air cooled by s u•- conditioning will be pushed outside by the flow of warmer air coming in Movement of heat results from radia- tion, conduction, or convection, or some combination of these three Radiation occurs when a source of heat, such as the sun or a hot radiator, sends out heat waves Heat radiation through glass windows is welcomed in the winter, but in the summer, it can introduce unnecessary heat into a budding. Conduction is the flow of heat through one physical material to another orlust out into the air Insulating materials help to reduce heat conduction substantially Convection occurs because warm air is lighter than cold air and will move upward. As cold air becomes warm, d rises Marc Cold air moves in to replace it, and it too becomes warm and rises An air current develops that moves heated air around a space in a predictable direction For this reason, most hating devices am put In or close to the floor Combinatlom are frequently involved in the movement of hat str. Radiators radute heat and warm an entire room due to convection Radiators also emduct through their metal casing In the winter. best radiated by the sin and conduct through glance windows an be a welcome additional scum of warmth for a home Studies have shown that a substantial amount of indoor beat is lost as it moves through cracks and openings in the budding including electrical outlets and switches in outside walls Malay heat losses also result from convection as warm air moves up f ni ace flues and fireplace cl mnays Caulking; and weather- stripping are two anew -saving improve- ments designed to reduce this heat less that causes high heating and cowling balls Caulking' v Caulking is a very simple way to greatly reduce unwanted aw flow Filling cracks and openings in outside wails with a caulking compound is an easy, economi- cal way to realize large savings in energy coats Homeowners can maxunnze their savings, of course, by applying caulking themselves rather than paying someone else to do it. It is not a dnScultlob When selecting caulk, note that maten- ids of different quality are available There are three basic types of caulk Od- or resin -bared caulk is the least expensive, but It Is also the least effective It is readily available and will boad to most surfaces, but it tends to harden and crack after 2 to 4 years Some bow -to guides advise against using m. Latex and butyl -based caulks are a little more expensive, but they are much more durable than oil -based caulks They usually last from 6 to 20 years a- ' bold up well to building expansion at contraction caused by changes in Elastomede caulks, such as polyure- themes, silicones, or polyaulfides, are the most durable and most expensive caulks They will last 20 years or more and are exceptionally good at withstanding the type of expansion and contraction caned by extreme temperature Iluctua- lions Manometric caulks can also be used with filler material, such as oakum, cog comm, m, siege rubber, or fiberglass, to close large cracks Most caulking compound comes in tubes Duecmow on the tube tell how to at the Dazzle and apply the compound with a caulking gun. Caulimmg guns are inexpensive and readily available at hardware stores and budding -supply houses Apply caulking to all fixedlons, for example ■ Around windows and doors where frames meet siding 'ihs is a general requirement Applying the Cost -Effective Energy Standards ID Rehabilitation ProJeeu Page 29 • Between windowsills and siding ■ Between plates and foundation • Around all holes for pipes, ducts, or electric conduits through outside wells • Around all holes through a wall separating heated and unheated spaces, such as attached garages, storerooms, or amcs ■ Between unheated porches and the main body of the house • Where the chimney or masonry meets the siding ■ Around the outside of water faucets This list is not exhaustive For more informanon, refer to the reference guides suggested at the end of this chapter WEATHERSTRIPPING* Weatherstripping, like catillong, reduces unwanted air flow Caulkmg is applied to fixed joints, weatherstripping is applied to the moving prate of doors and windows Westhastripping comes in strips of thin -spring metals, roiled vinyl, felt sweeps, or foam rubber These materials help to seal windows and doors tightly to prevent w4eaks While most weatherstripping can be applied to both doors and windows, some types are designed to be used on either one or the other Thin-spriag metal weatbersWPPW can be used on' both doors and windows Though it is st. wwhat difficult to install, it is the mast durable (and am expensive) type of weatherstrippusg. It is virtually invisible when m place Rolled, or flexible, vinyl is durable and easy to install It is made with a metal backing for doors and without a backing for windows Felt and foam -rubber weatherstrip- ping arc mexpgasrve and easy to install, but they are not very durable They tend to shrink after 4 short period of time Some types have a self-adhesive backing Theseitypes should never be used where friction occurs *Tlus is a general requirement Door sweeps, consisting of vinyl or felt - backed metal strips, can be applied to the bottom of doors to reduce air infiltration Many how-to guides are available that provide detailed, sup -by -step ustruc- tions for installing weatherstripping Some of these guides are listed at the end of this chapter INSULATING REPLACEMENT HVAC SYSTEMS' Because of conduction, as much as 40% of heatmg and cooling energy can be lost through uniasulated pipes and ducts in cold areas For this reason, when replacing hearing, ventilating, and air- conditioning systems, HUD Energy Standards require that all pipes and ducts be insulated. AB supply and return pipes and ducts in the new HVAC system should be Insulated to the following specifications whenever they run through uncondi- tioned spaces duct insulation must be R-4 or greater, and pipe insulation must be R 2 or greater (Refer to the section on insulation later in this chapter for an explanation of R-values ) It is not difficult to insulate pipes and ducts Duct insulenoo generally comes in blankets I or 2 inches stuck. A vapor barrier should be attached to the exterior side of insulation for air-conditioning ducts Seal the I sulation pints tightly to stop condensation Before you msulate, seal all duct seams tightly and tape any leaks Various how-to guides discuss the application of pipe and duct Insulation (See references at the end of this chapter ) Pipe insulation is available either as ure- thane foam or fiberglass Urethane foam can be purchased as a foam mix 6 or g feet long To apply, simply make a slit "This is a general requirement only tf the system is being replaced. It is desirable at other timrs if the pipes are accessible Applying the Cost -Effective Energy Standards in Rehabilitation Projects 10-A"a-82-3 , 013 along the side of the tube and slip It over the pipe, sealing it with duct tape at the joint Fiberglass pipe insulation often comes with a paper barrer backing This backing may not be suitable for use as a vapor barrier Be sure to read the instructions To apply fiberglass insula- tion, make a slit down the length of the side of the fiberglass and wrap it around the pipe Seal the joints with duct tape or the paper backing Unlike heating and cooling systems, in a j home hot-water pipes for domestic systems are used only sporadically A rehabilitation specialist should deter- nune whether it is feasible and cost- effective to Insulate the hot-water pipes HIGH -EFFICIENCY HVAC SYSTEMS* A HVAC system that is improperly adjusted or is poorly suited to a budding may waste an enormous amount of energy For instance, a system that is "oversized" operates inefficiently An oversized system is one that produces more heat or air-conditioning than the space it is samcmg requires For example, if a heating system runs on a steam boder, it would be mef ictent to bod more water than is needed to heat the house The oversized system burns fuel and heats up the mom too quickly and then shuts off Excess heat that ordinarily would have been pushed into the room by a properly sized system now merely remains in the pipes because the system is turned off Often this excess heat is lost through the furnace flue or simply tools down in the pipes Furthermore, the constant on -and -off action of the system wastes fuel In Contrast, a property sized system that matches building needs may run longer but will use less fuel because it bums fuel at a slower rate 'This Is a general requirement only (fthe system is being replaced It is desirable at all times if the present system is oversized. Page 30 For these reasons. the Energy Standards require replacement HVAC systems to have htghelBaency systems and burners that are not oversized by more than 13% A competent installation contrac- tor can determine which system is most efficient for a residence The efficiency of a system is often affected by its size, relative to the building needs, as well as by any changes made to save fuel Any energy - conserving Improvement —such as m- sta8ing ivauladon in ceilings and walls or adding storm wmdows--can cause a heating system to become oversized It is a good idea to recheck the system after making modifications and correct any oversimg. tan or fins system parts can sometimes be repaired or replaced at mmrmal effort and expense For in- stance, the are= of fuel consumed by an oil licensee may be reduced as much as 20% simply by repairing a faulty bumer nozzle or by msWNng a smaller ons. Although such modification; do not require replacement of the entire HVAC system, they are generally cost-effecove and should be considered. ADDIVIONAL ENERGY CONSERVATION MEASURES* The Energy Standards require such thermalof insult storm doors ements a the installation and windows only V It is cost-effective and feasible to do so (See Chapter 2 ) If the proposed rehaWlttadan requires the removal of Interior or exterior walls, x8sogs, or floor coverings, the level of Insulation may need to be upgsaded. If it involves replacing window sashes or similar extensive repents, storm windows and doors may also need to be added Althatgh the Energy Standards only require that these mesaures be taken in that portion of the building being mbabDt- tated, consideration should also be given to adding insulation in sides and mstaning storm doors and windows whew and whenever it is cost-effective °Required only if cost-effective Although not required if the structural component is not affected, such unprove- ments can save a considerable amount of energy and reduce fuel costs smgnifm- candy In most circumstances, if the energy savings do not pay for the required im- provements over either the term of the loan or the useful life of the improve- ment (whichever is shorter), the im- provement should not be made (See Chapter 2 for procedures to determine cost-effecuveaess ) Insulation° An adequate level of insulation will benefit a house or budding in many ways Insulation slows down the rate of heat conduction, keeping heat in living area for longer time periods As a result, leas hest is used In winter and w conditioners usually operate for shorter periods in summer without sacrificing comfort Adequate insulation may also affect the efficiency of heating and cooling systems and permit " dowmlsmo.^ For lostamx, more efficient furoaees, furnace tines, as conditioners, and dM "am; may be installed Smallermore effiaent mints or dowmaed nozzles may be possible to use to improve efficiency and savings Additionally, insulation helps to sound- proof Because it is usually fire resistant, insulation may serve as a deterrent to the spread of ire The type of maulmon and the best Installation method may vary from one case to another The level of effective- ness of an insulation material is stated as its R-value R value is the degree to which a material is able to resist heat Bow The higher the material's R-value, the greater is its ability to Insulate Building materials as well ss insulation materials have different R-vabes These must be considered in determining the total thermal resistance of a budding Most insulation packages list the R-value of the contents in compliance with Federal Trade Commission (FTC) regulations However, for insulation previously installed, the R-value can be estimated by first measuring in inches the thickness of the insulation This figure is then multiplied by 3 0 for an approximate R-value There are several types of insulation batts and blankets, loose -fill, and rigid board • Batt and blanket Insulation, like most home insnlation, is made of mineral fibers, either processed fiberglass or rock wool Batts and blankets are used to mmulste unfinished are floors, on- fuushed arc ceilings, unfinished walls, and the underside of floors This type of insulation is best suited to a standard foist or rafter spacing of 16 or 24 inches Both Was and blankets come in widths of 15 and 23 inches They are avadaF'- z either with or without a vapor barrrr J backing. Batts generally come in i sections 4 or 8 fern king. Blankets come in loco tells that are cut to the destred length for installation. L.mose-11111 insulation is either poured in or blown into floors or walls Poured-m loose -fill is made firm cellulosic fiber, rock wool, fiberglass. granulated cork, vermiculite, slag, and other fibers. It is used to insulate 1-fi-shed attic floors Blow" bee -fill is made from cellu- Wide fiber, took wool, or fiberglass It is used to insulate unfinished attic floors, finished attic Boors, and finished frame wells B can be poured into the cores of masonry, blocks Loose -till insulation is the best type to use for irregularly spaced joists or rafters or in areas where there are many obstructions If an existing wall has any insulation, or if a vapor barrier does not exist, or if not being made accessible, the Energy Standards do not require blowing or pouring additional Insulation °'I1us is required if cost-effective and *The U S Consumer Product Sal J when rehabilitation involves that Commission has banned the use of portion of the building to be insulated formaldehyde foam insulation Applying the Cod -Elective Energy Standards In Rehabilitation Projects Page 31 As loose -fill Insulation, cdlulosre jrber has approximately 3096 more Insulating value than rock wool for the same number of inches installed It is chemically treated for fire and moisture resistance Check the bags, which should be clearly, labeled to show the material meets federal specifications for fire resistance Rigid board insulation rs made from fiberglass, polystyrene, and polyure- thane It its usually 10 to 24 inches wide and 48 Inches long and comes In a variety of thicknesses with a high insulating value This type of insulation its in basemem walls, on the outside of stud walls as sheathing, or as perimeter Insulation on masonry wails and in cathedrab ceilings Polystyrene and polyurethane rigid board installed on the inside wall surface must be covered by K-inch gypsum wallboard for fire resistance and should be installed by a reputable contractor Storm Dodd and Windows* A rehab4 t din spemaha will determine whether the spphcetroa of storm doors and windows is feasible and cost- effective Storm windows an usually a good idea. However, three layers of window glass am not recommended Three layers ore cost-effective only when existing windows am double - glazed or when the sash n completely replaced. If the sash is replaced, insulating frames should be installed In very cold mess A storm door or thermal door is recommended If the primary door is hollow -core or if it is more than 25% glass A storm door is a glass door that its installed outside of the primary door A thermal door its a tight -scaling door made with insulating material and is installed in place of ilk primary door Storm doors and windows reduce beat loss and air infiltration by creating a *ibis its required only if coat -effective and when rehabdmicia involves that portion of the house dead airspace between themselves and the primary door or window Storm doom and windows may be installed in several ways Make -it - yourself doors and windows are assem- bled by the homeowner and then installed Ready-made doors and win- dows come already assembled and are purchased in the most suitable size Custom-made doors and windows are specially made to the exact measure- ments Custom-made windows and doors fit best and last longer than the other types, but they are more ex- pensive Regardless of the type Installed, storm doors and windows should fit well and be properly caulked and weather- stripped if nits not possible to install storm doors and windows throughout the building, they should be installed on the sides facing north and toward the prevailing winds, where they will be most cost- effective in existing houses, storm windows tend to be more cost-effective than double -pane windows for two reasons They reduce air infiltration around the window sash, and they are less expensive to install A number of types of storm windows available Single -pane glass, plastic sheet, or rigid plastic storm windows are easily installed in the fall and removed in the spring Triple -trek glass or combination storm windows are used for double. hungor sliding windows These come with screens and can be easily opened and closed for ventilation (Double vac umts without screens are available at lower cost ) If installed properly, plash storm windows are as effective as glass ones MOISTURE PROBLEMS After thoroughly insulating and weathe izmg a house, moisture problems could occur because aLL the leaks through which moisture could escape have beer closed off In the home, people generat moisture from bathing, cooking, and body heat There its always moisture in the air The trick its to stop it from condensing. Vapor barriers and venula non are two simple answers to this potential problem Figure I FLOW OF MOISTURE IN A BUILDING OUTSIDE Cold Air E-- Exterlor Surface Insulation Applying the Cost -Effective Energy Standards to Rehabilitation Projects INSIDE Warm Air WARM VAPOR BARRIER FLOW OF MOISTURE -E— -E— COLD VAPOR BARRIER Page 32 Vapor Barriers A vapor banter is a specially treated paper, thin plastic sheet, or low- permeance paint that prevents condensa- tion of water vapor inside a house The term "vapor barrier," which is com- monly used in construction, Is somewhat misleading Vapor banters do not completely bar the transmission of water vapor They are actually vapor -resistant membranes that should have a vapor perineonee (the rate that moisture can pass through materials) of not more than one perm (see Glossary) For this reason, the term "vapor retarder" is often used for vapor banter Moisture generated inside tries to move out of the budding ( See Figure I ) Vapor banters are important because they atop this moisture in a warm area where it will not condense For this reason, vapor barriers should be applied to the plasterboard or drywall of a wall or ceding next to existing insulation and on the warm aide of insulated floor sections over crawl spaces N additional insulation is put in. be sure that a second vapor banter is not applied between layers of msidiman A second vapor banter would trap piosture between layers of insulation and eventually rum It. Moisture that is trapped within a budding wall could also cause the structural members to rot Consult an energy auditor or rehabdita- ❑on specialist for the proper use of vapor banters in cedmgs Ventilation Proper ventilation in attics is Important to remove excess moisture from the house If an attic has insulation but no vapor bamer, a goad rule of thumb for determining the nunimum ventilation area is to take the square footage of the floor area of the attic and divide it by 150 Thus a 1,500-square-foot attic should have 10 square feet of clear, unobstructed ventilation area (1,500 150 m 10 sq ft) If the attic has both insulation and a vapor banter, find the ventilation area by dividing the floor area by 300 (for example, 1,500 -r 300 —5sq ft) Attic ventilation works best with two or more vents to permit circulation of air If passible, use a high and a low vent —for example, an cave or soffit vent at the bottom of the roof tine and a gable or ridge vent in the upper part of the roof CASE STUDY The following case study is Intended to show how rehabilitation specialists determine the best application of eurgy- saving Improvements to a rehabilitated dwelling Examining a Single -Family Home The owners of a single-family home in Boston have applied for a Section 312 Rehabditation Loan They have been told that they are eligible for a loan at 3% for 20 years A rehabilitation specialist has undertaken an energy review, and has obtained the following information o Heating ad at $1 05 per gallon is used to heat the house a Electric air-conditioning at $0 08 per Kwh is used to cool the house ■ Boston has a total of 5,634 heating degree days ■ Boston has a total of 800 cooling hours ■ The current ceding insulation has a value of R-2 There is no insulation or vapor banter to the walls and no msu- lation in the four over the basemen* i The rehabilitation specialist also noted) that the basement and attic were not heated and the windows are all single - glazed No replacement of mechanical equipment is recommended at this time Using this information and the calcula- tion tables shown in Chapter 2, the rehabilitation specialist develops the following summary chart. SUMMARY CHART a Location Boston, Massachusetts a Section 312 Rehabilitation Loan program (Finance terms, 20 years @ 3%) FUEL TYPEBuilding Oil Gas Electric K Covelsociesit @ Sl 05/gal @ SOS /therm @ 5008 h calling R-38 R-38 R-38 Floor R 19 R 19 R-19 wall R-13 R 13 R-13 Glazing Double Double Double Door Storm or Thermal Storm or Thermal Storm or Thermal Applying the Cost -Effective Energy Standards in Rehabilitation Projects Page 33 Planning the Rehabilitation The proposed rehabilitation involves the removal of coverings for three exterior walls and most of the cedmg. Removal of the floorboards over the unheated basement wdL also be necessary Replacement of the primary storm sashes is contemplated where exterior walls will be removed A vestibule is planned for the front entrance, wtuch should help to conserve energy Applying Energy -Saving Improvements Given the proposed rehabilitation and the recommended energy-savmg un- provements, the rehabilitation specialist can make the following recommenda- tions concerning the application of improvements Ceilings. Although the ceding does not have a vapor bamer between the rock lath and current insulation, If adequate ventilation is provided, a vapor banter can be odutted. Since the recommended insulation level is R-38 and the current insulation value is R-2, Table 6 (page 12) indicates that as much insulation as passWe should he added up to the R-381eve1 Thus a scost- effective to add approximately 9 inches of bait and blanket htsulauon up to the depth of the structural member Walls. Since no interior vapor banter and no insulation Currently exist, an effective vapor banner and insulation should be installed up to the level of R 13 I. oose-ftll or bast and blanket insulation could be used. Floor (Over Unheated Spain). The recommended insulation level of R-19 cm be achieved whhin the depth of the pits However, due to the presence of electrical wi ing, piping, and bracing in the basementl ceding, the installation of insulation might not be cosaeffechve Installation cast-estunetes should be reviewed before a decision is made Windows. ,Since the primary sashes for windows go three wells an going to be replaced, double- or triple -glued windows could be added However, while double-glaaag reduces conductive heat loss, it is not as effective at reducing air uifiltration as storm windows Therefore, storm windows should be applied to all windows Door. The proposed vestibule pre- vents the need for a storm or thermal door at the front entrance However, for side and back entrances, storm or thermal doors should be installed Building Envelope. Caullong and weatherstripping should be applied wherever it is oonesistent or Inadequate Since the building is located in a cold climate, a durable elastomenc caulk should be applied. Spring bronze weatherstitpping is recommended for doors and windows since it is the most durable type RECOMMENDED READING Several weatherizanon guides are avail- able to help make homes energy efficient. The following three booklets are particularly useful. Insoladon Mannish Homes/Apart- ments. 2nd Eddon (Prepared by NAHB Foundations, Inc, Rockville. Moyised, September 1979, 148 pages) This detailed guidebook discusses all aspects of insulation. A variety of installation techniques are covered, most of which assume some basic knowledge of construction on the part of the reader (Available from NAHB, Pubhcautin Order, 15th and M Streets, N W , Washington. D C , 20005 Price 51000) How to Save Money by Insulating Your Home- (Federal Energy Ad- n u istrruon, National Mineral Wool Association, Inc , September 1974, 16 pages) Ilan well -illustrated guide dis- cusses installation techniques for weathermpping and cmllang as well as insulation (Available from Office of Weathenzatioa, Department of Energy - Was mgtoo D C , 20461 Also avad- able from National Mineral Wool Association, Inc , Summit, NJ , 07901 Fria 30s, dscoums for large orders ) Applying the Cost -Effective Energy Standards in Rehabilitation projects In the Bank or Up the Chimney' (Department of Housing and Urban Development, April 1975. 72 pages) This guidebook provides simple, detade instructions for either contractor or do- it-yourself installation of caulkuig, weatherstnpping, storm doors and win- dows, and insulation (attics, floors, and walls) (Available from Superintendent of Documents U S Government Print ing O0ice, Washington, D C , 20402, Stock Number 0214)00 -00297-3 Pnc, Sl 70 ) Another excellent resource for free publications on do-it-yourself weathen zation techniques is the Residential Energy Services Department (or a similar consumer-onented office) main tamed by most local utility companies Page 34 SECTION 8 EXISTING HOUSING/PROGRAM APPENDIX 4 S-882109 Housino Quality Standards - Housing used in this program shall meet the Performance Requirements set forth in this section In addition, the housing shall meet the Acceptability Criteria set forth in this section except for such variations as are proposed by the PHA and approved by HUD Local climatic or geological conditions or local codes are examples which may justify such variations (A) Sanitary Facilities - (1) Performance Requirement The dwelling unit shall include its own sanitary facilities which are In proper operating condition, can be used in privacy, and are adequate for personal cleanliness and the disposal of human waste (2) Acceptability Criteria A flush toilet in a separate, private room, a fixed basin with hot and cold running water, and a shower or tub with hot and cold running water shall be present in the dwelling unit, all in proper operating condition These facilities shall utilize an approved public or private disposal system (B) Food Preparation and Refuse Disposal - (1) Performance Requirement The dwelling unit shall contain suitable space and equipment to store, prepare, and serve foods in a sanitary manner There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage where necessary (2) Acceptability Criteria The unit shall contain the following equipment in proper operating condition cooking stove or range and a refrigerator of appropriate size for the unit, supplied by either the applicant or the Family, and a kitchen sink with hot and cold running water The sink shall drain into an approved public or private system Adequate space for the storage, preparation and serving of food shall be provided There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage where necessary (e g garbage cans) (C) Space and Security - (1) Performance Requirement The dwelling unit shall afford the family adequate space and security (2) Acceptability Criteria A living room, kitchen area, and bathroom shall be present, and the dwelling unit shall contain at least one sleeping or living/sleeping room of appropriate size for each two persons Exterior doors and windows accessible from outside the unit shall be lockable (D) Thermal Environment - (1) Perfommance Requirement The dwelling unit shall have and be capable of maintaining a thermal environment healthy for the human body (2) Aoceptabil ity Criteria The dwelling unit shall contain safe heating and/or cooling facilities which are in proper operating condition and can provide adequate heat and/or cooling to each room in the dwelling unit appropriate for the climate to assure a healthy living environment Unvented room heaters which bum gas, oil or kerosene are unacceptable (E) Illumination and Electricity - (1) Performance Requirement Each room shall have adequate natural or artificial illumination to permit normal Indoor activities and to support the health and safety of occupants Sufficient electrical sources shall be provided to permit use of essential electrical appliances while assuring safety from fire (2) Acceptability Criteria Living and sleeping rooms shall include at least one window A ceiling or wall type light fixture shall be present and working in the bathroom and kitchen area At least two electric outlets one of which may be present and operable in the Irving area, kitchen area, and each bedroom area (F) Structure and Materials - (1) Performance Requirement The dwelling unit shall be structurally sound so as not to pose any threat to the health and safety of the occupants and so as to protect the occupants from the environment (2) Page 35 Acceptability Criteria Ceilings, walls and floors shall not have any serious defects such as severe bulging or leaning, large holes, loose surface materials, severe buckling or noticeable movement under walking stress, missing parts or other serious damage The roof structure shall be firm and the roof shall be weather tight The exterior wall structure and exterior wall surface shall not have any serious defects such as serious leaning, buckling, sagging, cracks or holes, loose siding, or other serious damage The condition and equipment of interior and exterior stairways, halls, porches, walkways, etc, shall be such as not to present a danger of tripping or falling elevators shall be maintained in safe and operating condition In the case of a mobile home, the home shall be securely anchored by a tie -down device which distributes and transfers the loads Imposed by the unit to appropriate ground anchors so as to resist wind overturning and sliding (G) Interior Air Quality - (1) Performance Requirement The dwelling unit shall be free of pollutants in the air at levels which threaten the health of the occupants (2) Acceptability Criteria The dwelling unit shall be free from dangerous levels of air pollution from carbon monoxide, sewer gas, fuel gas, dust, and other harmful air pollutants Air circulation shall be adequate throughout the unit Bathroom areas shall have at least one openable window or other adequate exhaust ventilation (H) Water Supply- (1) Performance Requirement The water supply shall be free from contamination (2) Acceptability Criteria The unit shall be served by an approved public or private sanitary water supply (1) Lead Based Paint - (1) Performance Requirement (i) The dwelling unit shall be in compliance with HUD Lead Based Paint regulations, 24 CFR, Part 35, Issued pursuant to the Lead Based Paint Poisoning Prevention Act, 42 U S C 4801, and the applicant shall provide a certification that the dwelling Is in accordance with such HUD Regulations (11) If the property was constructed prior to 1950, the Family upon occupancy shall have been furnished the notice required by HUD Lead Based Paint regulations and procedures regarding the hazards of lead based paint poisoning the symptoms and treatment of lead poisoning and the precautions to be taken against lead poisoning (2) Acceptability Criteria Same as Performance Requirements (J) Access - (1) Performance Requirement The dwelling unit shall be usable and capable of being maintained without unauthorized use of other private properties, and the budding shall provide an alternate means of egress in case of fire (2) Acceptability Criteria The dwelling unit shall be usable and capable of being maintained without unauthorized use of other private properties, and the budding shall provide an alternate means of egress in case of fire (IQ Site and Neighborhood - (1) Performance Requirement The site and neighborhood shall be reasonably free from disturbing noises and reverberations and other hazards to the health, safety, and general welfare of the occupants (2) Acceptabil- ity Criteria The site and neighborhood shall not be subject to serious adverse environmental conditions, natural or man-made, such as dangerous walks, steps, Instability, flooding, poor drainage, septic tank backups, sewage hazards or mud slides, abnormal air pollution, smoke or dust, excessive noise, vibration or vehicular traffic, excessive accumulations of trash, vermin or rodent infestation, or fire hazards (L) Sanitary Condition - (1) Performance Requirement The unit and its equipment shall be In sanitary condition (2) Acceptability Criteria The units and its equipment shall be free of vermin and rodent infestation Page 36 (M) Congregate Housing The foregoing standards shall apply except for paragraph (b) of this section, Food Preparation and Refuse Disposal In addition the following standards shall apply (1) The unit shall contain a refrigerator of appropriate size (2) The central dining facility (and kitchen facility, if any) shall contain suitable space and equipment to store, prepare and serve food in a sanitary manner, and there shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, Including facilities for temporary storage where necessary (e g , garbage cans) Page 37 APPENDIX 5 \ § } \x al m m e m m m 9(/ 2k § § § & 5 \ m m §M\ k}§ i§§; E 7 m �!/- - - - - - ® ! a. 0 IL «§\ o B K§� 22 | w <wm �� § / § $ v $ $ / \ \ k/j ■ 2� , f - f - - - f \ Zz« kLU \ $ j j k )Wj § § §Kk I Sew e § §e § §2 # �rcc ■ A E § # ■ ■ §k� 2 2w 7 ! ■ ! k ! ! a / (#k k ■ / k k k ) k § § ® uCL i $ |&&& ) w§( e §x2 / §z§ | b $mW< �7 ; t[ a E k» K§ Q■ 2 ■§ r a: ! ■ ! & k # ! 3 i `» Too, �! kb § \ \ \ k$ § j/ « e� 2CLw & k) aCc ■ / ! CCLL , . 0 , , )} //Uk Pag .■ APPENDIX O Denton, Texas Target Rehabilitation Neighborhoods Map q I 6 7 Auln In Hokot I CIWat>phar_ BE:— h�GY L. PtlalaY �AV[ Page 39