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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 I/ / Page 26