1996-234C~\Wl:X~OC~\ord\r~tr~ ord
ORDINANCE NO. ~
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS,
APPROVING THE GUIDELINES FOR THE RENTAL 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 has developed a program to
rehabilitate tenant occupied housing units by making needed repairs
through its Rental Rehabilitation Program, which is administered by
the City of Denton Community Development office and funded through
a federal grant; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
C~~. That it approves the attached Rental
Rehabilitation Program Guidelines and eligibility criteria and
authorizes the City of Denton Community Development to administer
this program.
~. That it authorizes the expenditure of funds in
excess of $15,000 by the Community Development Office for projects
meeting program guidelines and criteria.
~. That this ordinance shall become effective
immediately upon its passage.
PASSED AND APPROVED this the /~'~day of ~, 1996
JACK MILLER, MAYOR
ATTEST:
HER~RT~L. PROUTY, CITY ATTORNEY
CITY OF DENTON
RENTAL REHABILITATION PROGRAM
GUIDELINES
Page 4
TABLE OF CONTENTS
Introduction
Descnpbon of Program Procedures
I Ehg~bdlty Requirements
II Apphcatlon Processing
III Contractor Selection, Momtonng and Debarment
IV Payment to Contractor
V F~nanclal Subsidy Mechamsm
VI Deferred Payment Loan w~th a 10% Per Year Forgiveness
VII Appeals Procedure
VIII Program Gu~dehnes
IX M~mmum Rehabd~tatlon Standards
Appendices
Current Fair Market Rents Appendix I
Apphcabon Form (NOT INCLUDED) Appendix II
Target Neighborhoods Map Appendix III
Page 5
Introducbon
The C~ty of Denton Rental Housing Rehabilitation Program ~s designed to assist Iow and
moderate ~ncome fam~hes ~n secunng safe, samtary and decent housing Th~s program's
objecbve ~s to rehab~htate renter occupied housing umts by making needed repairs w~th the
first priority as correcting code wolat~ons
The Rental Rehab~htat~on Program ~s adm~mstered by the C,ty of Denton's Community
Development Office and funded through a federal grant The Commumty Development
Office ~s located at 100 W Oak Street, Suite 208
The following pages contain a detailed description of the program ~nclud~ng pohc~es and
procedures The purpose of these gu~dehnes ~s to explain to potential chents and the
c~bzens of Denton, the Rental Housing Rehab~htat~on Program and types of assistance
available For further ~nformabon or clanficat~on of the guidelines, contact the Commumty
Development Office at 383-7726
P~e6
DESCRIPTION OF PROGRAM PROCEDURES
Page 7
ELIGIBILITY REQUIREMENTS
To be ehg~ble for rehablhtatmn assistance, the apphcant must be a citizen of the
Umted States or a legal resident alien Also, the apphcant's primary residence
must be w~thm the City of Denton The apphcant must be the owner of a rental
unit w~thln a targeted neighborhood and should hold fee s~mple btle to the
property The income of apphcants cannot be more than 150% of the median
~ncome for the Dallas metropolitan are Below ~s a table that ind~cates the
maximum ~ncome level based on family s~ze
HoUsehold Size Maximum Owner Income
1 $ 50,700
2 $ 57,900
3 $ 65,250
4 $ 72,450
5 $ 78,300
The current tenants of the umt to be rehablhtated must be Iow or moderate
~ncome Low/Moderate ~ncome is defined as below 80% of the current Dallas
are~ median ~ncome hmrts adjusted for family s~ze The following table shall be
used to establish a tenant's ehg~b~hty based on gross family ~ncome and family
size
Household S~ze Maximum Tenant Income
1 $ 27,050
2 $ 30,900
3 $ 34,800
4 $ 38,650
5 $ 41,750
6 $ 44,800
7 $ 47,900
8 $51,000
Page 8
The tenant's statement of ~ncome shall be venfied by contacting the tenant's
employer and/or obta~mng a copy of the tenant's latest ~ncome tax return Annual
income includes earmngs (wages, pensions, etc ) spouses earmngs, ~nterest
from stocks, bonds, income from real estate, pubhc assistance, etc Also
~ncluded ~s any amount regularly contnbuted by any other adult member of the
family
Apphcants must also exhibit the ab~hty to pay monthly property expenses
~ncludlng mortgage payments, taxes, ~nsurance, ubhty b~lls, etc All property
taxes assessed by the vanous taxing agencies ~n Denton County must be pa~d
~n full
II APPLICATION PROCESSING
Any property owners w~sh~ng to apply for Rental Rehablhtat~on assistance must
complete the apphcat~on and all other reqmred forms included ~n the proposal
packet All ~nformabon on the completed apphcabons w~ll be venfied by the
Commumty Development staff If any ~nformabon ~s found to have been
intentionally falsified, the apphcaflon w~ll be rejected and the apphcant w~ll not be
allowed to reapply If the apphcant ~s determined to be ehg~ble for the program,
a prehmmary ~nspect~on w~ll be made of the dwelhng unff The dwelhng unit must
meet certain standards to be considered ehg~ble for rehab~htat~on These
standards are hsted below
1 The umt(s) must be located w~th~n the recogmzed Rental Rehab~htabon
Target Area (Appendix 3)
2 The unit(s) must not be s~tuated ~n the Designated Flood Piton Area
3 The unit(s) must be classified as a renter-occupied structure
4 The unit(s) must be ~n an ex,sting cond~tion that would permit rehablhtat~on
to bring the structure to meet current City of Denton building codes
5 The umt(s) must be serviced by a C~ty approved water supply, samtary
sewer and electrical system
6 The umt must be two bedroom or larger Preference w~ll go to three
bedroom and four bedroom umts
Page 9
Project select~on will be based upon an analyms of the following factors
Location of umt
Number of bedrooms
Owner's ability to obtain private financing
Number and extent of major health and safety wolat~ons to be corrected
Tenant d~splacement (preference g~ven to no d~splacement)
Economic feasibility
Amount of subsidy required
Owner's Equity ~n property
Potential ~mpact on neighborhood
Track record of landlord ~n Iow ~ncome tenant placement
Management and maintenance capabilities
Quahty of rehablhtatlon plan
Accessibility or adaptability of umt for hand~capped tenants
Commitment by landlord to and/or hkehhood of Iow ~ncome tenant placement
III CONTRACTOR SELECTION. MONITORING AND DEBARMENT
Contractors participating ~n the Rental Rehabilitation Program will be selected by
the ehg~ble property owner The property owner will be required to sohc~t at least
two b~ds from contractors based on the prehm~nary work specifications completed
by the CD inspector The property owner shall also be responsible for supplying
all b~dders w~th a Commumty Development Contractor's Packet that includes the
contractor information sheet, performance manual, general specifications for
workmanship, all ~nsurance and bonding requirements, a contractor's ehg~bfl~ty
certification form and a copy of the prehmmary work wnte-up B~d proposals and
all other required forms from the contractors shall be submitted to Commumty
Development Office for rewew
Acceptable bid proposals must fall w~th~n a ten percent (10%) margin of the cost
esbmate developed by the commumty development inspector THE CITY OF
DENTON AND/OR THE PROPERTY OWNER RESERVE THE RIGHT TO
REJECTANY AND ALL BIDS Any contractor whose name appears on the most
current HUD Debarred Contractor's L~st will not be ehgible to participate ~n th~s
program
Once the contractor has been selected and approved, a contract agreement
must be s~gned Before the contractor can start work, the property owner must
~ssue a notice to proceed
P~elO
The contractor's work w~ll be monftored by the property owner, the Commumty
Development staff and the C~ty of Denton bu~ldfng code ~nspectors If the
property owner considers any work done by the contractor to be unsatisfactory
or ~ncomplete, the property owner should advise the contractor of the
d~screpancy and ask that ~t be corrected
I F~nal Inspecbon - In order for the contractor to close out a rehab~htat~on Job,
a final ~nspectmn shall be made by the C~ty of Denton building code
~nspector, the Commumty Development Inspector, and the property owner
If the final ~nspecbon results ~n no additional work or no specified
corrections, the property owner shall sfgn the contractor's release form
which states that all work has been completed to their (property owner's)
satisfaction The building code inspector shall s~gn a final inspection form
to confirm the same At thfs bme, the contractor ~s required to subm~ to the
property owner cop~es of all warrant~es and releases of hens from
subcontractors and supphers The Commumty Development staff wfll not
authorize payment to the contractor unbl these documents are,properly
completed and submrtted to the property owner and cop~es prowded to the
Commumty Development Office
2 Warranty of Work - As stated ~n the rehab~htat~on contract, the contractor
shall guarantee the work performed for a per~od of at least one year from
, the date of final acceptance The owner ~s responsible for periodic rewew
of the work
A contractor w~ll be declared ~nelfg~ble to participate ~n projects funded by the C~ty
of Denton's Housing Rehab~htabon Program for one or more of the following
causes
1 Failure to complete a project within the prescnbed contract penod
2 Failure to complete warranty repairs w~th~n a reasonable bme period
3 Failure to use hcensed plumbing and electncal subcontractors
4 Failure to obtain proper ~nsurance, ~e, both hab~hty and worker's
compensation
5 Failure to complete work ~n accordance w~th program specifications and/or
accepted standards of workmanship
Page l l
6 Failure to pay all subcontractors working on the project appropnately and/or
submit affidawts of payment signed by all subcontractors
7 Failure to obtain proper permits for work in progress
Contractors w~ll be notified of their proposed debarment and w~ll be afforded the
opportumty to comment or appeal the acbon All appeals must be made m
wntmo to the Community Development Office at least 15 days after the date of
the notification letter
IV PAYMENT TO CONTRACTOR
The contractor shall receive payment for all completed contracts w~th~n 15
working days after final inspection and approval of all work Ten percent (10%)
of the total contract amount will be withheld for 30 days At the end of th~s bme,
the property owner must approve release of contingency funds
An "All B~lls Pa~d" affidavit or release of lien from all subcontractors and suppliers
must be submitted before payment Rental rehablhtatlon parbal payment
minimum are as follows projects over 50,000 at least 10% per draw;projects
under 50,000 50% and final payment
V FINANCIAL ASSISTANCE OPTIONS
Owr3ers of rental umts are prcwded with two assistance opbons
1) Owners w~ll be prowded with up to 25% of the amount necessary to
rehab~htate the property Funds w~ll be prowded as a 10-year deferred
loan At the end of the 10-year period, if all program guidelines have been
met, the loan w~ll be forgiven
2) Owners w~ll be prowded with up to 50% of the amount necessary to
rehab~htate the property The first 25% w~ll be a deferred loan as described
above Any amount over 25% of the cost of the rehablhtat~on w~ll be a loan
w~th a 2% interest rate There w~ll be a 10-year loan term
Opbon 1 will prowde no more than the following dollar amounts three or four
bedroom-S6,000, two bedroom-S5,000 Option 2 w~ll allow owners to double that
m~n~mum though they must pay back anything over 25% of{he total rehablhtatmn
cost Owners are rrequ~red to sign a contract and a hen will be placed on the
property for the 10-year penod Owners are required to maintain the property
and affirmatively market the property to Iow and moderate income
households
* All project funding contnbuted by the owner w~ll be placed ~n an escrow account
with the C~ty of Denton prior to contract execution
The owner must also comply w~th the terms of the note and mortgage that
~nclude the following
I No conversion to condomlmums or any type of cooperative ownership for
the 10 year duration of the hen
2 No d~scnm~nat~on against tenants race~wng Federal, State or local rental
assistance for the 10 year duration of the lien
3 The project must be mmnta~ned according to adopted C~ty of Denton
building codes ~n effect dunng the year ~nwhlch the rehabilitation took place
4 The owner must affirmatively market vacant units for the ten year durabon
of the lien
5 The umt w~ll be made available and leased to persons whose ~ncome ~s less
than 80% of the area median income
If the owner wolates any of these restnctlons, the ent~ra amount of the loan less
10% for each full year after completion of the rehabilitation of the umts' unbl the
bme of default, w~ll be due and payable ~n full ~mmed~ately after the owner ~s
not~fied that the loan must be repaid
VI PROGRAM GUIDELINES
1 Property owner agrees to comply w~th all HUD requirements to not
discriminate upon the basis of race, ethmclty, rehg~on, gender, dlsab~hty
status or family status ~n the sale, lease, rental, or use of occupancy of the
subject property
2 Property owner agrees to not award any contract for rahab~htat~on work to
be paid for m whole or ~n part w~th the proceeds of the grant, to any
contractor who, at the brae, ~s ~nehg~ble under the prows~ons of any
apphcable regulations ~ssued by the Secretary of Labor, United States
Department of Labor, or the Department of Housing and Urban
Development to receive an award of such contract
3 The tenant w~ll continue to occupy the premises dunng the rehab~htabon
Any tenant required to move temporarily or permanently as a result of the
rehab~htabon*, must be pa~d relocation/d~splacement costs as outhned ~n
the C~ty's Tenant Assistance Pohcy
Page 13
*Any d~splacement ~nclud~ng tenants who move out as a result of their
~nab~llty to pay increased rents, are considered d~splaced D~splacement
costs are the respons~b~hty of the property owner
4 Property owner agrees that ex~st~ng house ut~hty services will be made
available to the contractor w~thout charge as follows electnc~ty, gas, water
and telephone (local calls only)
5 Property owner agrees that the C~ty shall be the agent for the owner and as
such agent shall hold both the owner's pnvate funds and all grant funds ~n
escrow for the purpose of d~sbursement thereof to the contractor
6 Property owner agrees that ~t ~s h~s/her sole respons~b~hty to see that the
contractor completes the work specified ~n h~s contract to the owner's
satisfaction and that the C~ty of Denton has no responsibility for any
defects, faulty work or ~ncomplete work by the contractor The owner
further agrees that the C~ty has no habfl~ty for warranty of any of the
workmanship or materials furmshed by the contractor under the contract
The owner further agrees that latent or h~dden conditions ~n the property
which were not ~ncluded in the ong~nal ~nspectlon and work write-up of the
C~ty are not the respons~blhty of the contractor nor of the C~ty, but remain
the raspons~blhty of the owner
7 As part of the consideration for prowd~ng the funds to rehabihtate property
, as described herein, the property owner agrees to maintain and keep the
property ~n good repair after the completion of the work to be performed by
contractor, taking ~nto consideration the ablhty of the owner to do so The
property owner also agrees to maintain the property up to C~ty of Denton
Building code standards that were ~n effect when the rehab~htat~on was
completed Owner agrees to do th~s dunng the term of the loan agreement
and understands that ~f at anytime the property fails to meet these code
standards, the loan amount w~ll become due ~mmed~ately
8 The owner shall ~ssue a written Notice to Proceed w~thln thirty (30) days
from the date of acceptance of the contractor's b~d and proposal If the
Notice to Proceed ~s not received by the contractor w~th~n th~s 30-day
period, the contractor has the option of withdrawing h~s/her b~d and
proposal If the contractor chooses to do th~s a wntten not~ce must be
dehvered to the owner with a copy to the City The contractor shall not
beg~n the work to be performed until receipt of written Not~ce to Proceed
from the owner after which the contractor shall beg~n the work w~th~n ten
(10) calendar days of the date of sa~d Not,ca and shall complete sa~d work
w~th~n s~xty (60) days or as agreed to In the Rehab~htatlon contract
Page 14
9 The contractor shall not assign the contract w~thout wntten consent of the
owner and the City and/or ~ts agent
10 The contractor shall not be responsible for any delays ~n the completion of
work due to the following
A Any acts of the government, ~ncludmg controls or restnctmns 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 owner
C Causes not reasonably foreseeable by the parbes to th~s contract at
the bme of the execubon of the contract which are beyond the control
and w~thout the fault ol neghgence of the contractor, including but not
hmlted to acts of God or of the public enemy, acts of another
contractor ~n the performance of some other contract with the owner,
fires, floods, epidemics, quarantine restrictions, strikes, freight
embargoes and weather of unusual seventy such as hurncanes,
tornadoes, etc
D Any delay of the subcontractor occasioned by any of the causes
specrfied in Subparagraphs (A) (B) and (C) above, prowded that the
contractor promptly (w~th~n 10 days) notifies the Owner in writing of
the cause of the delay If the facts show the delay to be properly
excusable, the owner shall extend the contract time by a penod
commensurate with the period of excusable delay
11 The contractor shall not be held responsible for preex~stlng v~olatlons of law
~ncludmg but not restricted to zoning or building code regulations at the
property listed m the contract Before beginning work, the contractor shall
examine the work write-up for compliance w~th the apphcable ordinance
and codes for the new or replaced work and shall ~mmed~ately report any
discrepancy to the owner Wheree the reequ~rements of the work wnte-up fall
to comply with such apphcable ordinances or codes for the new or replaced
work, the owner and the C~ty w~ll adjust the contract by change order to
conform to such ordinances or code and make appropnate adjustment ~n
the contract price unless waivers m wntmg covering the d~fference have
beer granted by the proper authonty
12 The contractor shall comply with all non-discrimination clauses ~ncluded in
the contract, non-comphance may result ~n termination of the contract
13 B~ds or proposals w~ll be submitted at the b~dder's nsk and the C~ty and/or
the owner reserve the r~ght to decline funding for projects not in comphance
w~th the guldehnes
Page 15
14 Subcontractors shall be bound by the terms and conditions of the contract,
insofar as ~t applies to their work Th~s shall not reheve the general
contractor from the full raspons~b~hty to the owner for the completion of all
work to be executed under th~s agreement and he shall not be released
from th~s responslblhty by any subcontractural agreement he may make
w~th others
15 When adjacent property ~s affected or endangered by any work done under
this contract, ~t shall be the responsibility of the contractor to take whatever
steps are necessary for the protection of the adjacent property and to nobfy
the owner thereof of such hazards
16 Repairs shall be made to all surfaces damaged by the contractor resulting
from h~s/her work under this contract at no additional cost to the owner
Where "repair of ex~sbng work" ~s called for by the contract, the feature shall
be placed ~n "equal to new cond~bon" either by patching or replacement
All damaged, loose or rotted parts shall be removed and replaced and the
finished work shall match adjacent work in design and dimension
' e
17 After the final inspection and acceptance by the owner of all work under th
contract including cleanup, the contractor shall submit to the owner for
approval a raqu~s~lon for payment When the required warranties and other
required documents have been submitted and the release of hens have
been executed by the contractor, the final payment will be made The
payment will ~nclude any amounts remaining due under the contract as
adjusted ~n accordance with approved change orders Payments w~ll be
made w~th~n 15 days of formal requisition for payment Part~al payments
w~ll be made at d~scretlon of the owner w~th the consent of the C~ty
18 A Rehab~htatlon Loan may be made to cover the cost necessary to bring
the dwelhng into conformance w~th City of Denton Codes The two
categories of repairs hsted below are to be ~ncluded as priority ~tems
A Reou~red Repairs Code wolatlons which create hazardous
cond~bons ~n regard to safety or health w~ll generally involve the basic
heating, plumbing or electncal systems
B Re(;ommended Reoa~rs Code correcbons or preventive maintenance
efforts which should be undertaken to avoid more costly future action
(1) Heating, plumbing and electncal ~mprovements
(2) Weathenzabon
Page 16
(3) Exterior work such as roofing, sld~ng, painting, step and porch
repair and retalmng walls
(4) Interior work such as renovation and repair of ex~sbng k~tchen
and bath facilities
19 The Denton Central Appraisal D~stnct automatically reappraises any house
where a building permit Is ~ssued Parbclpants m the Rehablhtatlon
Program should be aware that the appraised value of their property may
~ncrease whmh consequently may cause their yearly property taxes to
increase The policy shall be thoroughly explained to any person applying
for rehabflltabon assistance
20 Change orders may be made to cover an item of work which cannot be
determined until sometime during the course of the rehablhtabon work
Change orders will be considered as follows
A Change orders are used to add work necessary to correct ~nclp~ent
~tems that have been found to be defective after work ~s in progress
but were not anticipated at the brae the contract was executed
B The change order amount ~s I~mlted to a maximum of 10 pement
(10%) of the total contract amount If it ~s necessary to request a
change order to make required reepa~rs and the contract ~s already at
the maximum amount, a work ~tem of less pnonty will be deleted from
the b~d proposal ~n order to compensate for the added amount
C Change orders w~ll be used when ~t is necessary to delete work from
a contract for any reason When ~tems are deleted from the contract,
they shall be at their prewously b~d amount When ~tems are deleted,
but do not have specific costs, ~n such cases the contract shall be
reduced by negotiating the cost at prevailing rates
D All change orders shall be executed by the property owner,
contractor, and a Commumty Development official
E Except for the purpose of affording protection against any emergency
endangenng life or property, the Contractor shall make no change m
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
F All change order requests must be submitted by the contractor,
s~gned by the homeowner and approved by Community Development
Page 17
No claim for an adjustment of the contract price by the contractor or
homeowner w~ll be vahd unless th~s ~s done
G The approval of a change order shall constitute authorization by the
property owner and Commumty Development to change the loan
amount equal to the cost of the work added or deleted, unless all
available funds have been ut~hzed If th~s ~s the case, the owner must
absorb the total cost or delete non-code ~tems ~n order to pay for the
work descnbed ~n the change order
H It may be necessary to change the t~me of completion due to the
add~bon of certain work ~tems or delays that are beyond the
contractor's control
21 If the work completed ~s not in accordance w~th the construction contract,
Commumty Development shall adwse the property owner of the non-
comphance who then shall obtain appropriate action from the contractor
No payment shall be processed on a construction contract until a contractor
has sat~sfactonly completed all necessary corrective actmn
22 The owner shall be able to select the color and style of certain materials
0 e carpet, floor covenng, panehng, paint, etc )
23 The contractor warrants that all materials, fixtures, and equipment furnished
by the contractor and ~ts subcontractors shall be new, of good t~tle and that
the work w~ll be done m a neat and workmanhke manner Neither the final
payment nor any prows~on ~n the contract nor part~al or entire use or
occupancy of the premises by the owner shall constitute an acceptance of
work not done In accordance w~th the Contract or reheve the Contractor of
hab~hty In respect to any express warrant~es or respons~b~hty for faulty
materials or workmanship The contractor shall promptly remedy any
defect ~n the work and pay for any damage to other work resulting
therefrom which may appear w~thln a period of one year from the date of
final acceptance of the work unless a longer penod ~s specified The owner
w~ll g~ve not~ce of observed defects w~th reasonable promptness
24 Mobile homes are not ehg~ble for rehabilitation
25 Interest of certain federal ~nd other officials
A No member or Delegate to the Congress of the Umted States and no
Resident Commissioner and no federal employee shall be admitted
to any share or part of th~s contract or to any benefit to anse from
Page 18 same
B No member of the governing body of the C~ty and no other pubhc
official of or w~thln the C~ty or County who exercises any functions or
responsibilities ~n connection w~th the adm~mstratlon of the Commumty
Development Block Grant Program and no other employee of the
Department of Planmng and Community Development who exercises
any such functions or respons~b~ht~es shall have any ~nterest, d~rect or
~nd~rect, ~n rehab~htat~on proceeds which ~s ~ncompat~ble or m conflmt
w~th the d~scharge or fulfillment of h~s functions and respons~b~ht~es ~n
connection w~th the carrying out of the Housing Rehab~htat~on
Program The length of t~me th~s exclusion shall be ~n effect ~s one (1)
year following the ending of term of office and shall be b~nd~ng upon,
but not hm~ted to, all of the individuals and agencies here~n descnbed
26 The property owner agrees that for a period of ten years after the project
~s completed not to convert the rehabilitated umts to condom~mum
ownership If the owner does convert rehab~htated umts to condominium
ownership, the entire loan amount shall be due ~mmed~ately
27 The property owner agrees not to d~scnm~nate against prospective tenants
on the bas~s of their receipt of or ehg~bJhty for, housing assistance under
any Federal, State or local housing assistance program, on the bas~s that
the tenants have a m~nor child who w~ll be residing w~th them, or on the
bas~s that they are a hand~capped ~nd~wduals
28 , The property owner agrees to maintain the rehab~htated property up to
adopted C~ty of Denton Building Code Standards ~n effect the year ~n which
the rehab~htat~on was completed Th~s w~ll be apphcable for a per~od of at
least ten years after the project ~s completed
29 The property owner agrees to comply w~th apphcable lead-based paint
regulations
33 The property owner agrees to comply w~th the C~ty of Denton's Tenant
Assistance Pohcy, ,nclud~ng execution of all tenant nobficat~ons outhned ~n
the pohcy Cop~es of all tenant correspondence must be submitted to the
Commumty Development Office
VII MINIMUM REHABILITATION STANDARD,C;
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 stnpped to the decking If ~t
Page i. 9 IS determined a new roof ~s necessary the decking must be checked for broken
or rotted decking and shall be repaired or replaced as needed Where new
decking ~s required the matenal shall be one-half ~nch plywood or one-half tach
waferboard to be used w~th H cl~ps between sheets All roofs that are stripped
shall be replaced w~th new felt paper, the proper flashing and metal drip edge
w~th 240 pound shingles Any roof w~th less than a 4/12 p~tch shall be covered
w~th rolled roofing, w~th at least 12 ~nches of lap, ~f ~nstallat~on of rolled roofing ~s
not sufficient to promote proper run off roof w~ll be rebuilt
Siding and Trim
All exterior siding and tnm shall be free of holes, cracks or rotted matenal which
m~ght admit moisture ~nto walls New s~d~ng may be apphed only ~f the cost of
new s~d~ng and ~nstallat~on ~s comparable to the repair and painting costs of the
ex~st~ng s~d~ng
Windows
All w~ndows and hardware shall operate sabsfactonly Cracked or broken
w~ndows shall be replaced Window glazing shall be weather t~ght and w~ndows
shall be weather stripped so as not to allow entry of a~r and water around the
glass, sashes or w~ndow casings All windows shall have screens and working
locks
Drainage
The grade of concrete or d~rt should drain at least five feet away from foundation
walls
Sits Improvements
All replaced concrete surfaces are to be level w~th the w~dths to match the
ex~st~ng surfaces
All steps both concrete or wood that pose a threat to the occupants shall be
repaired or, ~f necessary, replaced w~th treated material or concrete
Foundations and Piers
Sklrbng shall be s~x (6) ~nches underground level If ~t ~s necessary to ~nstall
skirting, new 22 or 24 gauge skirting shall be used
Kitchens
K~tchens shall have a specific area which contains a s~nk w~th hot and cold
?age 20 runmng water, counter work space, and space for storage of cooking utensils
Stairs
All stairs shall prowde for the safety of ascent and descent All treads and nsers
should show no ewdence of breakage or have evidence of excessive wear All
stairs shall be equipped w~th handrails
Utll,ty Areas
Gas or o;I fired water heaters or furnaces shall not be located ~n the bathrooms
or bedrooms In addition to all plumbing and electncal codes, water heaters and
furnaces shall be enclosed w~th a sealed door and adequate upper and lower
combustion a~r All washer and dryer hookups must meet C~t~ Code
Structural System
The wood, masonry or steel components shall be ~n serviceable condltmn for the
expected useful hfe of the rehab~htated building Structural members which are
m seriously deteriorated condition shall be replaced
Sagging and unlevei floors shall be raised and stab~hzed as level as'possible
w~thout causing interior damage
Termite ~nspect~on and treatment shall be done rf ewdence of active Infestations
ex;st A certified pest control company w~ll carry out the treatment and present
documents of proof
Electrical System
All replacement of ex,sting wlnng and equipment shall be done in conformance
w~th the National Electric Code and the C~ty of Denton Code Any potential
source of electncal hazard or ~gmt~on of combustible material shall be corrected
GFCI outlets shall be used in bathrooms, k~tchen, garage, and exterior
receptacles Additional outlets shall be added to ehm~nate extension cords and,
at the request of the C~ty Inspector, to meet C~ty Codes
Plumbing
The plumbing system shall operate free of fouhng and clogging, and not have
cross-connections which permit contamination of the water supply or back
s~phonage between fixtures
All s~nks, lavatories, water closets, water heater, and other plumbing fixtures shall
have accessible cutoff valves All fixtures shall have P-traps, necessary vents
Page 21 and be properly connected to a public or pnvate sewage d~sposal system All
sewer hnes shall have accessible cleanouts All water heaters shall be ,nstalled
w~th double wall vent stack, a pop-off valve, and overflow to the exterior of the
structure
Mechamcal Equ,pment
All gas fired heating units must be vented w~th double wall p~pe and proper upper
and lower combustion a~r The un~ shall not be installed ~n a hwng area such as
bedrooms or under stairways
Rigid gas pipe must be used to supply heating umts w~h a maximum of three (3)
feet of flex,ble p~pe from the stop to the apphance All duct work shall be properly
sealed from the heat source to the register vent and from the return a~r supply to
the heat source A gas pipe pressure test ~s reequ~red All leaks must be
reepa~red
Insulation and Weatherization
A R-30 insulation value In the attic shall be reequ~red
Exterior Doors
AIl exterior doors shall be sohd core AIl locks shall be capable of tightly secunng
the door and shall be readily openable from the ~nslde w~thout the use of keys
All extenor doors shall be weather stnpped so that there ,s no s~gmficant entry of
a~r or water ~nto the structure
Porches and Decks
All porches and decks shall be safe and capable of support;ng anticipated loads
All porches and decks tn deteriorated condibon and which serve no useful
purpose or which are not econommally repairable shall be removed
Porches and decks 30 inches above grade shall have guardrafls and flights of
stairs w~th four or more risers They shall have a handrail on at least one s~de
Gutters and Downspouts
Gutters and downspouts should ex~st where they are deemed necessary to
promote proper drainage Gutters will not normally be ;nstalled ~f they do not
already exmt
Downspouts that cannot be connected to drain tiles shall have splash backs w~th
proper s~te grading
Page 22
Chimneys and Vents
Furnace and water heater vents shall be double wall vent p~pe
Ex~st~ng unlined masonry chimneys hawng open mortar joints or cracks shall be
removed or made safe by Installation of a UL approved flue I~ner
Vent-a-hood stacks shall be vented through the roof
Interiors
All floors, walls, and ceilings shall be maintained m 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
Carpet and wnyl that ~s badly worn, torn or too d~rty to be cleaned shall be
replaced Th~s shall be determined by the C D Inspector Ex,sting carpet shall
be cleaned by a commercial steam cleaner, If necessary
Bathrooms
An operational water closet, tub or shower, and lavatory should be ~n the
bathroom Hot water should flow to the lavatory and tub or shower Cold water
should be supphed to all fixtures E~ther a w~ndow or an exhaust fan must be
present to properly vent the bathroom
Cabinets
Built-in kitchen cabinets shall be repaired up to 50 percent of the cost of new
cabinets Bathroom cabinets ara not required
Page 23
APPENDIX III
P.E~TAL R;~aR~LITATION TARGET AREA
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