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2001-344 ORD CENO 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 C~ty of Denton recognizes the need to assist low and moderate income families in securing safe, sanitary and decent housing, and WHEREAS, the C~ty of Denton has developed a program to rehabthtate tenant occupied housmg umts by making needed repmrs through ~ts Rental RehaNhtation Program, which ~s admunstered by the City of Denton Commumty Development Office and funded through a federal grant, NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS SECTION 1 That the C~ty Council approves the Rental Rehablhtat~on Program Gmdelmes and ehg~Nhty criteria attached to and made a part oftNs ordinance for all purposes, and authorizes the C~ty of Denton Community Development to adm~mster thru program SECTION 2 That the City Council authonzes the expenditure of funds ~n excess of $15,000 by the Commumty Development Office for projects meeting program gmdehnes and criteria, subject to comphance w~th competitive Ndd~ng laws, where apphcable SECTION 3 That ttus ordinance shall become effective immediately upon its passage and approval P^SS :00 EULINE BROCK, MAYOR ATTEST JENNIFER WALTERS, IITY SECRETARY HERBERT L PROUTY, CITY ATTORNEY ¢]:TY OF DENTON RENTAL REHAB'rLT. TA'T'ION PRO6RAM ~UIDELINE$ 2001 RENTAL REHABILITATION PROGRAM GUIDELINES TABLE OF CONTENTS I ELIGIBILITY REQUIREMENTS. 4 II APPLICATION PROCESSING 5 5 III PROJECT SELECTION .. IV CONTRACTOR SELECTION, MONITORING AND DEBARMENT 6 V PAYMENT TO CONTRACTOR 7 VI FINANCIAL ASSISTANCE OPTIONS 7 VII PROGRAM GUIDELINES. 8 VIII MINIMUM REHABILITATION STANDARDS 12 APPENDIX l - FAIR MARKET RENTS (FMRS) 17 APPENDIX II - RENTAL REHABILITATION PROCEDURES APPENDIX II1 - APPLICATION FOR THE CITY OF DENTON 20 APPENDIX IV - TENANT ASSISTANCE POLICY 25 APPENDIX V - TENANT PRE NOTIFICATION SAMPLE LETTER 28 APPENDIX VI - RENTAL REHABILITATION TARGET AREA MAP 29 2 INTROI)UCflON The C~ty of Denton Rental Housing Rehabilitation Program ~s designed to assist Iow and moderate- ~ncome fam~hes ~n secunng safe, sanitary and decent housing Th~s program's objective is to rehab~htate renter occupied housing un~ts by making needed repairs w~th the first pnonty as correc~ng code violations The Rental Rehab~htabon Program ~s adm~mstarad by the C~ty of Denton's Community Services D~ws~on and funded through a federal grant The Community Services D~ws~on is located at 100 VV Oak Street Suite 208 The following pages contain a detailed descnpt~on of the program ~nctudlng policies and procedures The purpose of these gu~dehnes is 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 mformabon or clarification of the gu~dehnes, contact the Community Services D~ws~on at 940-349-7726 3 I EUGIBILITY REQUIREMENTS A ApplicantJ(Owner) Requirements Ehg~ble property owner(s) [hereinafter referred to as Applicant] must 1 ) Be a citizen of the Un~tad States or a legal resident ahen 2 ) Maintain primary restdence w~th~n the c~ty hm[ts of Denton 3 ) Own unit(s) to be assisted wlth;n a targeted neighborhood (see Appendix VII) 4 ) Hold fee s~mple t;tle to the property 5 ) Not have an annual gross household income above 150 pement of the current Dallas metropolitan area median ~ncome (Table I A below hsts the FY 2001 maximum allowable gross ~ncomes for Applicant, adjusted for family size) 6 ) Exhibit the ability to pay monthly property expenses ~ncludmg mortgage payments, taxes, ~nsurance, utility bills, etc 7) Show preof of financial ability to fund the Apphcant portion of the rehab Project 8 ) Prowde proof that all property taxes assessed by the various taxing agencies m Denton County are pa~d in full on all properttes owned by Applicant 9 ) Obtain a statement of ~ncome on all tenants Income data must be venfied, ~ e, by contacting the tenant's employer and/or obtaining a copy of the tenant's latest income tax return and/or obta~mng copies of 1 month of paycheck stubs, etc Annual income includes earnings (wages pensions, etc ) spouse's earnings, ~nterest from stocks, bonds, income from real estate, pubhc assistance, etc Also, ~nclude amounts of any mon~es regularly contnbuted to tenant(s) by any other adult member of the family, child support payments, SSI, etc B Tenant Requirements The current tenants of a unit to be rehabilitated with funding from th~s program must be Iow or moderate ~ncome Low/Moderate income ~s defined as 80 pement and below of the current Dallas metropolitan area median income (Table I B below lists the FY 2001 maximum allowable gross ~ncomes for Tenants, adjusted for family s~ze ) Table I B- Tenant Income Limits Table I A- Applicant Income Limits Household Size Maximum Tenant Income Maximum 1 $ 36,050 HoUsehold Owner 2 $ 41,200 Size Income 3 $ 46,350 I $ 67,650 4 $ 51,500 2 $ 77,250 5 $ 55,650 3 $ 87,000 6 $ 59,750 4 $ 96,600 7 $ 63,900 5 $104,400 8 $ 68,000 4 II APPLICATION PROCESSING' Any property owners w~sh~ng to apply for Rental Rehab~l~tabon assistance must complete the apphcat~on and all other required forms ~ncluded in the proposal packet All informat~on on the completed apphcatlons w~ll be venfied by the Community Services staff If any ~nformat~on ~s found to have been ~ntenbonally falsified, the apphcabon w~ll be rejected and the apphcant w~ll not be allowed to reapply If the apphcant ~s determined to be eligible for the program, a preliminary ~nspect~on w~ll be made of the dwelling umt(s) The dwelling umt(s) must meet certain standards to be considered ehgible for rehabilitation These standards are hsted below · The umt(s) must be located w~th~n the recogmzed Rental Rehab~htat~on Target Area (Appendix VII) · The unit(s) must not be s~tuated ~n the Designated Flood Plain Area · The umt(s) must be classified as a renter-occupied structure (Apphcant may not occupy any assisted unit regardless of h~s/her ~ncome level) · The umt(s) must be ~n an ex~st~ng cond~bon that would permit rehab~htabon to bnng the structure to meet current City of Denton building codes · C~ty-approved water supply, sanitary sewer and electncal system must service the unit(s) · The unit(s) must be two bedroom or larger Preference w~ll go to three bedroom and four bedroom umts III PROJECT SELECTION Project select~on w~ll be based upon an analys~s of the following factors · Location of unit(s) · Number of bedrooms · Owner's ab~hty 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 feas~blhty · Amount of subsidy required · Owner's Equity ~n property · Potenbal impact on neighborhood · Track record of landlord ~n Iow ~ncome tenant placement Management and maintenance capab~l~bes · Quality of rehab~htaflon plan · Accesslblhty or adaptab~hty of unit(s) for handicapped tenants · Commitment by landlord to and/or hkehhood of Iow income tenant placement IV CONTRACTOR SELECTION, MONITORING AND DEBARMENT A Contractors participating ~n the Rental Rehab~htat~on Program w~ll be selected by the eligible Appltcant The Applicant w~ll be raqu~rad to solicit at least two b~ds from contractors based on the prahmtnary work specifications completed by the CD ~nspector The Applicant shall also be responsible for supplying all b~ddem w~th a Community Serwces Contractor's Packet that ~ncludee the contractor information sheet, performance manual, and general specificat~ons for workmanship, all insurance and bonding requirements, a contractor's el~g~b~hty certification form and a copy of the prshm~nary work wr~te-up B~d proposals and all other requlrad forms from the contractors should be submitted to Commumty Services DNis~on for review B Acceptable b~d proposals must fall w~thln a ten percent (10%) margin of the cost esttmate developed by the community development inspector THE CITY OF DENTON AND/OR THE APPLICANT RESERVE THE RIGHT TO REJECT ANY AND ALL BI DS Any contractor whose name appears on the most current HUD Debarred Contractor's L~st w~ll not be ehg~ble to pa~c~pate ~n th~s program C Once the contractor has been selected and approved, a contract agreement must be s~gned Before the contractor can start work, the Apphcant must ~ssue a not,ce to proceed D The Apphcent, the Community Serwces staff and the C~ty of Denton building code ~nspectors w~ll momtor the contractor's work If the Apphcent considers any work done by the contractor to be unsabsfactory or ~ncomplete, the property owner should adwse the contractor of the d~screpancy and ask that ~t be corrected E Aoceptance of Work 1 ) F~nal Inspection - In order for the contractor to close out a rehab~htat~on job, a final inspection shall be made by the Ctty of Denton building code ~nspector, the Commumty Development Inspector, and the property owner If the final ~nspect~on results ~n no additional work or no specified correcbons, the property owner shall s~gn the contractor's ralease form which states that all work has been completed to their (prope~ owner's) satisfaction The building code ~nspector shall s~gn a final ~nspect~on form to confirm the same At th~s 'ame, the contractor ~s required to submit to the property owner cop~es of all warrant~es and raleases of I~ens from subcontractors and suppliers The Community Services staffw~ll not authorize payment to the contractor until these documents are properly completed and submitted to the property owner and cop~es prowded to the Community Services D~ws~on 2 ) Warranty of Work - As stated ~n the rehabilitation contract, the contractor shall guarantee the work performed for a penod of at least one year Eom the date of final acceptance The owner ~s responsible for penod~c rewew of the work F Contractor Debarment 1 ) A contractor w~ll be declared mehg~ble to participate ~n projects funded by the C~ty of Denton's Housing Rehablhtat~on Program for one or more of the following causes 2 ) Fa~iura to complete a proJect w~thm the prescribed contract period 3 ) Failure to complete warranty rapa~rs w~th~n a reasonable t~me penod 4 ) Failure to use I~censed plumbing and electrical subcontractors 5 ) Failure to obtain proper ~nsursnce, ~ e, both hab~hty and worker's compensation 6 6 ) Failure to complete work ~n accordance with program speclficabons and/or accepted standards of workmanship 7 ) Failure to pay all subcontractors working on the project appropnately and/or submit affidawts of payment s~gned by all subcontractors 8 ) Failure to obtain proper permits for work ~n progress G Contractors will be notified of their proposed debarment and will be afforded the opportunity to comment or appeal the action Ail appeals must be made in writing to the Commumty Services Dlwslon at least 15 days after the date of the notification letter V PAYMENT TO CONTRACTOR. A The contractor shall receive payment for all completed contracts w~th~n 15 worktng days after final ~nspectlon and approval of all work Ten percent (10%) of the total contract amount w~ll be w~thheld for 30 days At the end of th~s trine, the property owner must approve release of conttngency funds B An "All B~lls Pard" affidawt or release of I~en from all subcontractors and suppliers must be submitted before payment Rental rehab~l~tabon part~al payment m~nlmum ara as follows projects over 50,000 at least 10% per draw, projects under 50,000 50% and final payment VI FINANCIAL ASSISTANCE OPTIONS Applicant ~s prowded w~th mo asststance opbons Option I The C~ty of Denton w~ll prowde 25 percent (or up to the maximum i~m~t-wh~chever ~s lower) of the amount needed to rehabilitate the property Funds w~ll be provided as a 10-year deferred loan At the end of the 10-year penod, tf all program guidelines have been met, the loan w~ll be forgiven Option 1 Maximum L~m~ts $6,000 for three or more bedroom umts $5,000 for mo bedroom un~ts (One-bedroom umts are not eligible for assistance ) Option 2 The C~ty of Denton w~ll prowde 50 percent (or up to the maximum I~m~t- whichever ~s lower) of the amount needed to rahabllltate the property The first 25 percent w~ll be a deferred loan (as descnbed ~n option 1 above) An additional amount of 25 percent (or up to the maximum I~m~t- whichever ~s lower) w~ll be a loan with a 2 percent ~nterest rate There w~ll be a 10-year loan term Option 2 Maximum bm~ts $6,000 as a loan and $6,000 as a deferred loan for three or more bedroom units $5,000 as a loan and $5,000 as a deferred loan for mo bedroom un~ts (One-bedroom un~ts ara not eligible for assistance ) Applicants are required to s~gn a contract A I~en will be placed on the property for the 10-year per~od Applicants are required to maintsln the property and affirmatively market the property to Iow and moderate-income households * All project funding contnbuted by the Applicant w~ll be placed ~n an escrow account w~th the C~ty of Denton prior to contract execu'aon 7 The owner must also comply w~th the terms of the note and mortgage that ~nclude the following No conversion to condominiums or any type of cooperative ownership for the 10-year durabon of the hen NO d~scnmmat~on against tenants rece[wng Federal, State or local rental assistance for the 1 O-year duration of the hen The project must be maintained according to adopted C~ty of Denton building codes ~n effect during the year ~n whtch the rehab~htabon took place The owner must affirmatively market vacant un~ts for the ten-year durabon of the hen using the "fair housing logo" below EQUAL HOUSING OPPORTUNITY The umt will be made available and leased to persons whose ~ncome ~s at or tess than 80% of the area median income If the Applicant wolate any of these restnct[ons, the entire amount of the loan less 10% for each full year after complebon of the rehab~htatlon of the un~ts until the time of default, w~ll be due and payable ~n full ~mmed~ataly after the owner ~s nct~fied that the loan must be repaid VII PROGRAM GUIDELINES A Property owner agrees to comply w~th all HUD requirements to not dlscnm~nata upon the bas~s of race, ethn~c~ty, rehg~on, gender, d~sab~l~ty status or family status ~n the sale, lease, rental, or use of occupancy of the subject properb/ B Properbj owner agrees to not award any contract for rehabilitation work to be pa~d for ~n whole or ~n part w~th the proceeds of the grant, to any contractor who, at the time, ~s ~nehg~ble under the prowslons of any apphcable regulations ~ssued by the Secretary of Labor, Umted States Department of Labor, or the Department of Housing and Urban Development to receive an award of such contract C The tenant w~tl conbnue to occupy the pramlses dunng the rehab~htabon Any tenant required to move temporanly or permanently as a result of the rehab~htat~on* must be paid reloca'aon/d~splacement costs as outlined in the C~ty's Tenant Assistance Pohcy *Any d~splacement includ~ng tenants who move out as a result of their ~nab~hty to pay ~ncreased rents, ara considered d~splaced D~splacement costs are the respons~b~hty of the properly owner D Property owner agrees that ex~sbng house ut~hty services w~lt be made available to the contractor without charge as follows electricity, gas, water and telephone (local calls only) E Property owner agrees that the C~ty shall be the agent for the owner and as such agent shall hold both the owner's private funds and all grant funds ~n escrow for the purpose of d~sbursement thereof to the contractor 8 F Property owner agrees that ~t ~s h~s/her sole respons~blhty to see that the contractor completes the work specified m his contract to the owner's satisfaction and that the C~ty of Denton has no responslb~hty for any defects, faulty work or ~ncomplete work by the contractor The owner further agrees that the City has no hab~l~ty for warranty of any of the workmanship or matenals furnished by the contractor under the contract The owner further agrees that latent or h~dden cond~bons ~n the property which were not ~ncluded ~n the onglnal ~nspect~on and work wnte-up of the C~ty are not the respons~b~hty of the contractor nor of the City, but remain the responsibility of the owner G As part of the consideration for prowdlng the funds to rehabilitate property as descnbed hera~n, the property owner agrees to maintain and keep the property ~n good repair after the complebon of the work to be performed by contractor, taking into cons~deration the ab~hty 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~htatlon was completed Owner agrees to do this dunng the term of the loan agreement and understands that ~f at anybme the property fa~ls to meet these code standards, the loan amount w~ll become due ~mmed~ately H The owner shall ~ssue a wntten Not~ce to Proceed w~thln thirty (30) days from the date of acceptance of the contractor's b~d and proposal If the contractor does not receive the Notice to Proceed w~th~n th~s 30-day penod, the contractor has the opbon of w~thdraw~ng h~s/her b~d and proposal If the contractor chooses to do this, a wntten nobce must be dehvered to the owner w~th a copy to the City The contractor shall not beg~n the work to be performed until receipt of wnften Not~ce to Proceed from the owner after which the contractor shall begin the work w~th~n ten (10) calendar days of the date of said Not~ce and shall complete sa~d work within mnety (90) days or as agreed to in the Rehablhtabon contract The contractor shall not assign the contract w~thout wntten consent of the owner and the C~ty and/or its agent J The contractor shall not be responsible for any delays in the complebon of work due to the following 1 ) Any acts of the government, ~ncludmg controls or restncbons upon or requ~s~t~omng of matenals, equipment, tools or labor by reason of war, National Defense or any other nabonal emergency 2 ) Any acts of the owner 3 ) Causes not reasonably foreseeable by the part~es to th~s contract at the t~me of the execution of the contract which are beyond the control and w~thout the fault or neghgence of the contractor, ~ncludlng but not hm~ted to acts of God or of the pubhc enemy, acts of another contractor ~n the performance of some other contract w~th the owner, fires, floods, epidemics, quarantine restnct~ons, strikes, freight embargoes and weather of unusual seventy such as humcanes, tornadoes, etc 4 ) Any delay of the subcontractor occasioned by any of the causes specified ~n Subparagraphs (A) (B) and (C) above, prowded that the contractor promptly (w~th~n 10 days) notifies the Owner ~n wnbng of the cause of the delay If the facts show the delay to be properly excusable, the owner shall extend the contract t~me by a per~od commensurate with the penod of excusable delay K The contractor shall not be held responsible for preexisting wolabons of law including but not restncted to zoning or building code regulabons at the property hsted m the contract Before beginning work, the contractor shall examine the work wnte-up for comphance w~th the apphcable ordinance and codes for the new or replaced work and shall ~mmed~ately report any dlecrepancy to the owner Where the raqu~rements of the work wnte-up fa~l to comply w~th such apphcable ordinances or codes for the new or replaced work, the owner and the C~ty w~ll adjust 9 the contract by change order to conform to such ordinances or code and make appropriate adjustment In the contract price unless waivers ~n wnbng covenng the d~fference have been granted by the proper authority L The contractor shall comply w~th all non-discrimination clauses ~ncluded in the contract, non-comphance may result ~n termlnabon of the contract M B~ds or proposals w~ll be submitted at the b~dder's risk and the C~ty and/or the owner resewe the right to decline funding for projects not ~n compliance with the guidelines N Subcontractors shall be bound by the terms and conditions of the contract, ~nsofar as ~t applies to their work Th~s shall not relieve the general contractor from the full responsibility to the owner for the complebon of all work to be executed under th~s agreement and he shall not be released from th~s responsibility by any subcontractual agreement he may make with others O When adjacent property ~s affected or endangered by any work done under th~s contract, it shall be the respons~btl~ty of the contractor to take whatever steps are necessary for the protection of the adjacent property and to not~ the owner thereof of such hazards P Repairs shall be made to all surfaces damaged by the contractor resulbng from h~s/her work under th~s contract at no addit~onal cost to the owner Where "repair of ex~st~ng work" rs called for by the contract, the feature shall be placed ~n "equal to new condition" e~ther by patching or replacement All damaged, loose or rotted parts shall be removed and replaced and the flmshed work shall match adjacent work ~n design and d~mens~on Q After the final inspecbon and acceptance by the owner of all work under the contract includ~ng cleanup, the contractor shall submit to the owner for approval a requ~s~bon for payment When the required warrant~es and other required documents have been submitted and the contractor has executed the release of I~ens, the final payment will be made The payment w~ll include any amounts remaining due under the contract as adjusted m accordance with approved change orders Payments w~ll be made w~th~n 15 days of formal requ~slbon for payment Partial payments w~ll be made at discretion of the owner w~th the consent of the C~ty R A Rehabilitation Loan may be made to cover the cost necessary to bnng the dwelhng ~nto conformance w~th C~ty of Denton Codes The two categories of repairs listed below are to be ~ncluded as pnonty ~tams 1 ) Required Repairs Code wolat~ons which create hazardous condlbons in regard to safety or health will generally ~nvolve the basic heating, plumbing or electrical systems 2 ) Recommended Repairs Code corre~ons or preventive maintenance efforts which should be undertaken to avoid more costly future action 3 ) Heating, plumbing and electncal ~mprovements 4 ) Weathenzatlon 5 ) Exterior work such as roofing, s~d~ng, painting, step and porch repair and reta~mng walls 6 ) Intenor work such as renovabon and repair of ex~sbng k~tchen and bath fac~l~bes S The Denton Central Appraisal D~str~ct automatically reappraises any house where a building permit ~s ~ssued Participants ~n the Rehabilitation Program should be aware that the appraised value of their properbJ m~ght ~ncraase which consequently may cause their yearly property taxes to ~ncrease The policy shall be thoroughly explained to any person applying for rehabilitation assistance T Change orders may be made to cover an item of work that cannot be determined until sometime dunng the course of the rehab~htat~on work Change orders will be considered as follows 1 ) Change orders are used to add work necessary to correct ~nc~p~ent ~tems that have been found to be defective after work ~s in progress but were not anticipated at the t~me the contract was executed 2 ) The change order amount ~s limited to a maximum of 10 percent (10%) of the total contract amount If ~t ~s necessary to request a change order to make requ~rad repairs and the contract ~s already at the maximum amount, a work item of less pnonty will be deleted from the b~d proposal ~n order to compensate for the added amount 3 ) Change orders w~ll be used when ~t ~s necessary to delete work from a contract for any reason When ~tems are deleted from the contract, they shall be at their previously b~d amount When ~tems ara deleted, but do not have specific costs, ~n such cases the contract shall be reduced by negotiating the cost at prava~hng rates 4 ) All change orders shall be executed by the property owner, contractor, and a Community Services official 5 ) Except for the purpose of affording protection against any emergency endangenng hfe or property, the Contractor shall make no change ~n the work or rahab~l~tat~on, prowde any extra or addtt~onal work or supply add~bonal labor, sen/~ces or matenals beyond that actually requ~rad for the execubon of the contract 6 ) All change order requests must be submitted by the contractor, s~gned by the homeowner and approved by Community Services D~v~s~on No claim for an adjustment of the contract pnca by the contractor or homeowner w~ll be vahd unless th~s ~s done 7 ) The approval of a change order shall constitute authorization by the property owner and Community Sen/ices 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 m order to pay for the work descnbed ~n the change order 8 ) It may be necessary to change the time of completion due to the addition of certain work ~tems or delays that are beyond the contractor's control U If the work completed IS not in accordance w~th the construction contract, Commumty Sen/~ces shall advise the property owner of the noncompliance who then shall obtain appropriate action from the contractor No payment shall be processed on a construction contract until a contractor has satisfactorily completed alt necessary corrective action V The owner shalt be able to select the color and style of certain matenals (~ e carpet, floor covenng, paneling, paint, etc ) VV The contractor warrants that all materials, fixtures, and equipment furnished by the contractor and ~ts subcontractors shall be new, of good title 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 ent~ra use or occupancy of the premises by the owner shall constitute an acceptance of work not done ~n accordance w~th the Contract or reheve the Contractor of hab~hty ~n respect to any express warranties or responsibility for faulty materials or workmanship The contractor shall promptly remedy any defect ~n the work and pay for any damage to other work rasultmg therefrom that may appear w~thm a period of one year from the date of final acceptance of the work unless a longer period ~s specified The owner w~ll g~ve not~ce of observed defects with reasonable promptness X Mobile homes are not eligible for rehabilitation Y Interest of certain federal and other officials 1 ) No member or Delegate to the Congress of the Un~ted 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 same 2) No member of the governing body of the C~ty and no other public official of or w~th~n the C~ty or County who exem~ses any funcbons or responsibilities ~n connection w~th the administration of the Community Development Block Grant Program and no other employee of the Community Development Department who exem~ses any such functions or responslb~llbes shall have any ~nterest, d~ract or ~ndlrect, ~n rehab~llta'aon proceeds which ~s ~ncompabble or ~n conflict w~th the d~scharge or fulfillment of h~s functions and raspons~b~l~bes ~n connection w~th the carrying out of the Housing Rehab~l~tabon 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 I~m~ted to, all of the ~nd~wduals and agencies here~n descnbed Z The property owner agrees that for a penod of ten years after the project ~s completed not to convert the rehabilitated un,ts to condominium ownership If the owner does convert rehab~litatad un~ts to condominium ownership, the entire loan amount shall be due tmmedlately AA The property owner agrees not to d~scnmlnate against prospective tenants on the bas~s of their receipt of or el~g~b~hty for, housing assistance under any Federal, State or local housing assistance program, on the basis that the tenants have a minor child who w~ll be residing with them, or on the bas~s that they are hand~cappedl BB Applicant agrees to rent all ass~stad umts to households whose total gross annual ~ncome ~s at or below 80 percent of the area median income found ~n Table B, page 7 of these guidelines (see "note"below) Applicant agrees to prowde proof of tenant Income venticat~on data (see Section I A 9 for acceptable forms of venficatJon) to Community Services D~ws~on each bme assisted un,ts are leased (NOTE Income Limits may change annually - usually on October 1a It ~s the Applicant's responsibtl~ty to request a copy of the most current ~ncome I~mlts from the Community Se~lceS Division CC The property owner agrees to maintain the rehabilitated property up to adopted C~ty of Denton Building Code Standards in effect the year m which the rehabilitation was completed Th~s w~ll be applicable for a penod of at least ten years after the project ~s completed DD The property owner agrees to comply w~th applicable lead-based paint regulabons EE The property owner agrees to comply w~th the C~ty of Denton's Tenant Assistance Pohcy, ~nclud~ng execution of all tanant notifications outhned ~n the pel~cy Cop~es of all tenant corraspendence must be submitted to the Community Services D~ws~on VIII MINIMUM REHABILITATION STANDARDS Roofs Roofs should not leak and have no ewdence of rotted decking, fascia or soffit Any roof w~th two or more layers of roofing must be stnpped to the deck~ng If ~t ~s determined a new roof ~s necessary the decking must be checked for broken or rotted decking and shall be reepa~red or replaced as needed Where new decking IS raqu~red the matanal shall be one-half ~nch plywood or one-half tach wafer board to be used with H ci~ps between sheets All roofs that are stnpped shall be replaced w~th new felt paper, the proper flashing and metal dnp edge w~th 240 pound shingles Any roof w~th less than a 4/12 p~tch sha~l be '12 covered w~th rolled roofing, w~th at least 12 ~nches of lap, ~f ~nstallabon of rolled roofing ~s not sufficient to promote proper run off roof w~ll be rebuilt Siding and Trim All extenor siding and trim shall be free of holes, cracks or rotted matenal that might 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,sting s~dlng windows All windows and hardware shall operete satlsfector~ly Cracked or broken windows shall be replaced Window glazing shaJl be weather t~ght and windows shall be weather sthpped so as not to allow entry of a~r and water around the glass, sashesorwmdowcas~ngs AII w~ndows shall have screens and work~ng locks Drainage The grade of concrete or d~rt should dra~n at least five feet away from foundation walls Site Improvements All replaced concrete surfaces are to be level w~th the w~dths to match the ex~stmg surfaces All steps both concrete or wood that pose a threat to the occupants shall be repaired or, ~f necessary, replaced with treated mater~al or concrete Foundations and Plere Skirting shall be s~x (6) inches underground level If it ~s necessary to ~nstall sk~rbng, new 22 or 24 gauge sklrbng shall be used Kitchens K~tchens shall have a specific area that contains a s~nk w~th hot and cold running water, counter workspace, and space for storage of cooking utensils Stairs All sta~re shall prowde for the safety of ascent and descent All treads and nsers should show no evidence of breakage or have evidence of excessive wear AIl stairs shall be equipped with handrails Utility Areas Gas or o~1 fired water heaters or furnaces shall not be located ~n the bathrooms or bedrooms In addition to alt plumbing and electhcal codes, water heaters and furnaces shall be enclosed w~th a sealed door and adequate upper and lower combusbon air All washer and dryer hookups must meet C~ty Code Structural System The wood, masonry or steel components shall be ~n serviceable condition for the expected useful hfe of the rehab~htated building Structural members that are ~n senously detenorated condition shall be replaced Sagging and unleveled floors shall be raised and stablhzed as level as possible w~thout causing intenor damage '13 Term~ta inspect~on and treatment shall be done if evidence of active infestations ex~st A certified pest control company wtll carry out the treatment and present documents of proof Electrical System All replacement of ex,sting wrong and equipment shall be done m conformance w~th the Nabonal Electnc Code and the City of Denton Code Any poten~al source of electrical hazard or ~gn~tlon of combustible matenal shall be corrected GFCl outlets shall be used in bathrooms, kitchen, garage, and extenor receptacles Additional outlets shall be added to eliminate extension cords and, at the request of the C~ty Inspector, to meet City Codes Plumbing The plumbing system shall operate free of fouling and clogging, and not have cross-connections which permit contamlnabon of the water supply or back slphonage 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 and be properly connected to a public or pnvate sewage d~sposal system All sewer I~nes shall have accessible cleanouts All water heaters shall be ~nstalled with double wall vent stack, a pop-off valve, and overflow to the extenor of the structure Mechanical Equipment All gas fired heabng umts must be vented w~th double wall pipe and proper upper and lower combustion a~r The unit shall not be installed ~n a I~wng area such as bedrooms or under stairways Rigid gas pipe must be used to supply heating un~ts w~th a maximum of three (3) feet of flexible pipe from the stop to the appliance All ductwork 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 p~pe pressure test ~s required All leaks must be repaired Insulation and Westherlzatlon An "R-30" insulat~on value ~n the attic shall be reequ~red Exterior Doors Ail exterior doors shall be sol~d core Ail locks shall be capable of t~ghtly secunng the door and shall be readily operable from the ms,de w~thout the use of keys Ail exterior doors shall be weather str~pped so that there ~s no s~gn~ficant entry of a~r or water ~nto the structure Porches and Decks All porches and decks shall be safe and capable of supporting anticipated loads All pomhes and decks ~n detanorafed condlbon and which serve no useful purpose or which are not economically repairable shall be removed Porches and decks 30 ~nches above grade shall have guardra~ls and flights of stairs w~th four or more nsers They shall have a handrail on at least one s~de Gutters and ~ Gutters and downspouts should ex~st where they are deemed necessary to promote proper drainage Gutters w~ll not normally be ~nstalled ~f they do not already exist Downspouts that cannot be connected to dra~n hies shalt have splash backs w~th proper s~te grading '14 Chimneys and Vents Furnace and water heater vents shall be double wall vent p~pe Ex~st~ng unlined masonry chimneys having open mortar joints or cracks shall be removed or made safe by, ~nstallabon of a UL approved flue I~ner Vent-a-hood stacks shall be vented through the roof InteHom All floors, walls, and ceilings shall be maintained ~n good, clean, and sanitary condition All peeling paint, cracked or loose plaster, and other defective surface conditions shall be eliminated AIl doors shall be operational Carpet and wnyl that ~s badly worn, tom or too dirty to be cleaned shall be replaced Th~s shall be determined by the C D Inspector Ex,sting carpet shall be cleaned w~th a comrnerc~al steam cleaner, ~f 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 suppl~ed to all fixtures E~ther a w~ndow or an exhaust fen must be present to prepedy vent the bathroom Cl~binets Built-in kitchen cabinets shall be repaired up to 50 percent of the cost of new cabinets Bathroom cabinets are not required APPENDIX I FMR's §° ~ Page17 APPENDIX II - RENTAL REHABILITATION PROCEDURES The following hst of procedures ~s designed to ~nsure that property owners understand their respons~b~ht~es under the Rental Rehabthtat~on Program Please call the Commum[y Services D~ws~on at (940) 349-7726 tf you have any quesbons regarding these procedures 1 ) Return completed apphcebon Include a copy of property deed, tax receipts from all taxing ent~t~es, proof of ~nsurance coverage on the property and documentation of all owner(s) ~ncome and assets* 2 ) A set of work spec~flcebons must be drawn up by the owner and approved by the Commumty Services D~ws~on 3 ) The owner of the proposed property w~ll bear the respons~b~hty of contacbng at least two general contractors, who w~ll submit b~d proposals These proposals must remain w~th~n a margin of ten percent of the esbmate determined by the Community Services Division 4 ) Upon project approval, a btle search must be submitted 5 ) Cert~flcebon that all tenants have received bmely wntten notice that they will not be d~splaced by the project must be submitted w~th~n two weeks of apphcat~on submission A copy of the C~ty of Denton's Tenant Assistance Pohcy must accompany the notice to the tenant 6 ) Requests for all mtenm and final payments should ~nclude an ~tem~zed I~st of completed work and ita cost and two "Requests for Payment" s~gned by both the property owner and the contractor IT IS THE CONTRACTOR'S RESPONSIBILITY TO FILE ALL NECESSARY PAPERWORK WITH COMMUNITY SERVICES DIVISION 7 ) A final inspection must be completed by Commun~bJ Services D~ws~on 8 ) Final payment ~s contingent on receipt of the following by Community Services a) s~gned affidavits from all subcontractors stating that they have received full payment b) affidavit from general contractor and s~gnature on hen assignment c) two executed requests for payment *Documentation of ~ncoma sources may ~nclude but ~s not hm~ted to the following APPENDIX II PAGE · Current year's ~ncome tax Return w~th W-2's for each household member who has filed tax returns · Most current Social Security ~ncome statement ~f apphcable · Paycheck stubs for last four weeks for each employed household member · Names and addresses of all retirement income or any other ~ncome sources (ALL INCOME SOURCES AND ASSETS MUST BE DISCLOSED-RETIREMENT, RENTAL/HAP INCOME, AFDC, FOOD STAMPS, PROPERTIES OWNED, ETC ) · D~vorce decree ~f you receive child/other support from a d~vorce or ~f you were awarded property through a d~vorce · Name, address, account number(s) of all banks, credit umons, sawngs banks, IRA accounts, etc for all household members who have any such accounts APPENDIX II PAGE '19 APPENDIX III -APPUCATION FOR THE CITY OF DENTON RENTAL HOUSING REHABILITATION PROGRAM OWNER PROPOSAL FORM CONTACT AGENCY COMMUNITY SERVICES DIVISION 100W OAK, SUITE208 DENTON, TX 76201 TELEPHONE NO (940) 349-7726 INSTRUCTIONS PLEASE COMPLETE ALL SECTIONS OF THIS OWNER PROPOSAL FORM IF YOU NEED ASSISTANCE IN COMPLETING THE FORM, CONTACT THE AGENCY LISTED ABOVE SECTION I OWNERSHIP DATA A COMPLETE THE INFORMATION BELOW FOR ALL OWNERS OF THE PROPOSED PROPERTY NAME STREET CITY STATE (AC) ADDRESS ZIP Phone # B TYPE OF OWNERSHIP (check one) [] (a) Sole Owner [] (b) Parmership [] (c) Corporation [] (d) L~mited Parmersh~p [] (e) Other C PROPERTY ADDRESS No Street Unit No(s) City D BUILDING DESCRIPTION APPENDIX Ill PAGE 2o [] Stngle Faintly [] Duplex [] Tn-Plex [] Four-Plex E BUILDING STRUCTURE [] Frame [] Brtck [] Masonry []Other F FOR EACH UNIT IN THE PROJECT PLEASE PROVIDE THE INFORMATION REQUESTED IN THE FOLLOWING TABLES The followtng information must be provtded on all extstmg tenants Apphcauons will not be processed until all tenant information received Tenant's Name Curren~ Apt No Over Ethmc *FEM Hanth- Secuon Income Rent No Occupants 65 Code HHH Capped 8 NOTE for the table above use the following codes Ethmc Codes 1 - White 2 - Black 3 - Amer Inthan/AlaskanNative 4 - Asian Pacific Islander 5 - Hispanic 6 - Other * Please note a female head-of-household is a smgle female with dependent cbaldren Section 8 recip~ent Codes C - Certificate v - Voucher N - None SECTION II PROPERTY DATA A NOTE PROVIDE INFORMATION FOR ALL UNITS UNIT NUMBER NUMBER OF BEDROOMS EXISTING NUMBER OF BEDROOMS, AFTER REHABILITATION CURRENT RENT PROJECTED RENT AFTER REHABILITATION UNIT OCCUPIED (O) OR VACANT B ORIGINAL MORTGAGE APPENDIX III PAGE Ortg Amount Mortgagee Balance C OTHER LIENS Amounts L~en Holder Total Due D ORIGINAL PURCHASE PRICE $ E DATE OF PURCHASE F ESTIMATED MARKET VALUE OF PROPERTY (Attach recem appraisal) $ G DOLLAR AMOUNT OF RECENT CAPITAL IMPROVEMENTS $ DESCRIBE IMPROVEMENTS BELOW H AMOUNT OF INSURANCE COVERAGE $ I NAME OF INSURANCE COMPANY (Attach copy of pohcy) J AMOUNT OF RENTAL REHABILITATION FUNDS REQUESTED FROM CITY St K FINANCING OF OTHER REHABILITATIONCOSTS NOT COVERED BY THE RENTAL REHABILITATION PROGRAM 1 AMOUNT OF ESTIMATED OWNER COSTS FOR REHABILITATION TO BE PAID FROM OWNER'S FUNDS (EQUITY) 2 AMOUNT TO BE BORROWED FROM PRIVATE LENDING INSTITUTION $ NAME OF LENDING INSTITUTION 3 ANTICIPATED INTEREST RATE AND LOAN PERIOD %for years APPENDIX III PAGE 22 SECTION Ill PROPERTY OWNER INCOME DATA Note Owner,income eligibility is bused on household income which includes the income of all working members of the household If the property is owned by a partnership or corporation,a//partners and/or principals must be income eligible Please hst all income amounts below and provide documentation of each income source (To be completed by all households wnh ownership in the property ) Household Household Incolne Type Member Member #2 Owner #1 (please attach Total additional sheet if needed) Salary Overtime pay Fees/ups Comrmsslomfoonuses Interest and/or dividends Net income from business Net rental income Social Security, pensions Unemployment benefits, workers componsatton, ere Allmonyl child support Welfare pymts, AFDC, food stamps, etc Checlang accounts Savings/CD accounts Stocks, bond, etc Remal property income Value of private residence Life Insttrance Other APPENDIX III PAGE 23 SECTION IV CERTIFICATION THE OWNER/CO-OWNER CERTIFIES (1) THAT HE/SHE HAS READ THE RENTAL REHABILITATION PROGRAM GUIDELINES AND UNDERSTANDS THE PROCEDURES AND REGULATIONS DESCRIBED THEREIN, (2) THAT HE/SHE AGREES TO ABIDE BY THOSE PROCEDURES, REGULATIONS, AND CONDITIONS, AND (3) THAT THE INFORMATION CONTAINED IN THIS APPLICATION AND PROPOSAL IS TRUE, CORRECT, AND COMPLETE THE APPLICANT AGREES NOT TO DISCRIMINATE UPON THE BASIS OF RACE, AGE, GENDER, DISABILITY, FAMILY STATUS, CREED OR NATIONAL ORIGIN IN THE SALE, LEASE, RENTAL, USE, OR OCCUPANCY OF THE REAL PROPERTY REHABILITATED WITH ASSISTANCE FROM THE RENTAL REHABILITATION PROGRAM VERIFICATION OF ANY OF THE INFORMATION CONTAINED IN THIS APPLICATION MAY BE OBTAINED FROM ANY SOURCE NAMED HEREIN THE APPLICANT CERTIFIES THAT HE/SHE HAS NOT REQUIRED ANY TENANT TO MOVE WITHOUT CAUSE, SUCH AS VIOLATION OF THE LEASE OR LOCAL LAW DURING THE 12 MONTHS PREVIOUS TO THE DATE OF THIS APPLICATION Owner's Signature Social Security Number Date Co-Owner's Signature Social Security Number Date ITEMS TO INCLUDE WITH THIS APPLICATION 1 A COPY OF THE DEED 2 PICTURE(S) OF THE BUILDING AND, IF AVAILABLE, PICTURES OF THE INSIDE OF THE UNIT(S) 3 PROOF THAT PROPERTY TAXES AND ALL UTILITIES ARE PAID IN FULL INCLUDE A RE(ENT TAX STATEMENT SHOWING PROPERTY VALUE 4 DOCUMENTATIONOF OPERATING EXPENSES, TAXES AND INSURANCE 5 SIGNED LETTER FROM ALL EXISTING TENANTS STATING THEY HAVE RECEIVED A COPY OF THE TENANT ASSISTANCE POLICY AND UNDERSTAND THEIR RIGHTS ACCORDING TO ~IHE POLICY A COPY OF THE POLICY AND A SAMPLE LETTER ARE ATTACHED 6 INCOME DOCUMENTATIONand COMPLETED AND SIGNED INCOME VERIFICATION FORMS APPENDIX III PAGE 24 Community Serwcee Division APPENDIX IV - TENANT ASSISTANCE POUCY Rental Rehabilitation Program Introduction The regulations for the Rental Rehab~htabon Program (24 CFR 511 10(h) require grantees to adopt a wntten Tenant Assistance Pohcy The purpose of the Tenant Assistance Pohcy ~s for the grantee to articulate how ~t w~ll assist tenants currently I~wng ~n or mowng ~nto projects rehabthtated under ~ts Rental Rehab~htabon Program C~ty of Denton residents have been made aware that the pohcy exists and that the pohcy ~s available to tenants ~n projects selected for rahab~htabon Definition of Dlsptscement The term "d~splaced person" means any person that moves from real property, or moves personal property from real property, permanently and involuntary as d~rect result of rehablhtat~on, demohbon or acqu~s~bon for a Rental Rehabd~tatlon Program project Permanent, ~nvoluntary moves for a Rental Rehab~l~tabon Program project ~nclude A A permanent move from the real properbj fellow~ng nobce by the property owner to move permanently from the property, ~f the move occurs on or after the date that the owner submits a request for Rental Rehab~htatlon Program assistance that ~s later approved and funded B A permanent move from the real property that occurs before the submission of the request for assistance to the C~ty, tf e~ther the C~t7 or HUD determines that the d~splacement resulted d~rectly from rahabd~tat~on, acqu~s~bon, or demohtlon for the project C A permanent move from the real property by a tenant-occupant of a dwethng umt that occurs after the execution of the agreement between the owner and the tenant ~f;, 1 The tenant has not been prowded a reasonable opportumty to lease and occupy a suitable, decent, safe and sanitary dwelhng ~n the same building/complex following the completion of the project at a rent, tnclud~ng average ut~hty costs that does not exceed the greater of The tenant's rant and estimated average utlhty costs before the execubon of the agreement between the C~/and the owner or the total tenant payment as determined under 24 CFR 813 107, ~f the tenant ~s lower ~ncome, or 30% of gross household ~ncome ~f the tenant ~s not lower income, or, 2 The tenant has been required to relocate temporarily but The tenant ~s not offered payment for all reasonable out-of-pocket expenses recurred ~n connection w~th a temporary relocation, ~nclud~ng the cost of mowng to and from the tamporanly occupied housing and any ~ncreased rent and ubhty costs, or other condlbons of APPENDIX IV Page 2s the temporary relocet~on are not reasonable, and the tenant does not return to the bu~ldmg/oomplex or, 3 The tenant ~s requ~rad to move to another umt w~thm the bu~ldmg/oomplex but ~s not offered reimbursement for all reasonable out-of-pocket expenses ~ncurred ~n connection w~th the move or other conditions of the move are not reasonable A person does not quallf~ as a displaced person, however, ~fthe person has been ewcted for ceuse based upon a serious or repeated wolat~on of matenal terms of the lease or occupancy agreement and the Crly determines ~f the ewc~on was not undertaken for the purpose of evading the obhgat~on to prevlde relocet~on assistance or the person moved ~nto the property after the owner's submission of the request for assistance but, before commencing occupancy, received written not~ce of the owner's ~ntent to terminate the person's occupancy for the project or the person ~s an owner-occupant who moves as a result of the rehab~htat~on of the real property or the person is inehg~ble under 49 CFR 24 2(g)(2) or the C~ty determines that the person was not d~splaced as a d~rect result of the acqulslbon, rehab~htatlon or demoht~on for the project and the HUD office concurs ~n that determ~nabon II Relocation Assistance Relocation assistance ~s available to tenants from two sources A Rental rehab~htat~on funding as provided ~n CFR 511 10(g) (~v) B Section 8 ass;stance provided by the Denton Housing Authonty Permanent Relocation Assistance Mowng expenses w~ll be prowded to a family or individual dtsplaced from any dwelhng They may, at their d~scretlon, choose e~ther a payment related to actual mowng expenses or the fixed mowng expense and d~slocat~on allowance ~nd~cated ~n the federal rag~ster by the Department of Transporta~on Replacement housing assistance can be taken m one of two ways Tenants w~ll be screened to determine if the family ~s ehg~ble to receive a housing voucher/certificate When available, housing vouchers/certificates w~ll be offered to fam~hes who ara permanently d~splaced in the absence of vouchers/certificates or when a tenant ~s found to be ~nehg~ble (~f for reasons other than not being Iow ~ncome), the Pubhc Housing Authonty w;ll prowde at least one referral to an available decent, safe, and sanitary unit Tenants ehg~ble for a replacement housing payment may also elect to obtain a cash payment wh;ch w~ll allow them to rent a comparable replacement dwelling for a 42-month penod or pumhase a replacement dwelhng Tenants eligible for a replacement housin~l payment include 1 Those dtsplaced from a dwelling occupied at least 90 days pnor to the execution of an agreement between owner and the C~ty and, 2 Those d~splaced from a dwelhng that they d~d not occupy for at least 90 days ~mmediataly before the execution of the agreement between the owner and the grantee/recipient Generally, replacement housing payments w~ll be the monthly rent and average ut~hty costs at the d~splacement dwelling or 30% of the tenants average monthly gross tncome If a gap exists between the new cost of housing w~th Sect;on 8 assistance and the old costs, replacement housing payments w~ll be made to cover the gap Temporary Relocation Assistance APPENDIX IV PAGE 26 All tenants temporanly relocated fi'om their residence w~ll be reimbursed for all out-of-pocket expenses ~ncurred in connec~on with the move III Provtslons of Assistance Tenant Assistance w~ll be prowded from three sources A The property owner - The property owner will be charged w~th inform~ng his/her tenants of their nghts under the Un~form Relocation Ass~stanca and Real Property Acquisition Policies Act of 1970 (URA) The property owner w~ll prowde the Commumty Serwces D~vts~on w~th ewdenca of communication to tenants concamtng these matters B Community Services D~ws~on - The Communtty Services staff w~ll be responsible for counseling tenants regarding the appropnateness of replacement housing payments Community Services staff w~ll also be responsible for complaint resolubon and referral of tenants to the DHA for additional assistance C The Denton Housing Authonty - The DHA w~ll perform the following tests related to tenant assistance 1) certifying el~g~b~lr[y of tenants, 2) ~ssu~ng vouchers/certificates, 3) not~ng and counseling tenants of their rights and rules of part~c~pabon, and 4) ~denbfylng suitable replacement dwellings IV Denton Housing Authority Pollclee The DHA prowdes counseling and application assistance at their office located at 308 S Ruddell Applicants ~nclud~ng all ~ncome venficat~ons must be submitted to the office pnor to any cons~deret~on for Section 8 or other public housing ass~stanca Each applicant found to be eligible ~s placed on DHA's wa~bng list Any applicants found to be eligible under one of the federally mandated preference categories w~ll be moved to the appropnate poslt~on on the wa~t~ng I~st Section 7 of the C~ty's Memorandum of Understanding with DHA states that "DHA recognizes that some tenants residing ~n un~ts rehabll~tatad w~th rental rehabilitation funds may qualify for preferential treatment under federal guidelines" Those households whose rent burden ~s 50% or more of household ~ncome w~ll be entitled to move forward on the DHA's wa~t~ng I~st along w~th others who fall ~nto the rent burdened category V Equal Housing Opportunity and Non-Discrimination The Community Services D~ws~on and the Denton Houstng Authority are charged w~th upholding ~ndlwdual r~ghts under the Federal Fair Housing law The Commumty Services D~wslon adm~n~stars the C~ty's Fair Housing Ordinance Ordinance No 81- 33 declares "The policy of the C~ty against d~scnm~nabon ~n housing" The City and DHA agree not to d~scnm~nate ~n prowdmg ~nformat~on, counseling, referrals or other ralocat~on serv~cas to persons d~splaced by rental rehab~htatlon act~wbes The C~ty and DHA also commit that the practices and methods using and adm~n~stenng th~s program w~lt not result in th~s d~splacament of persons because of their particular race, color, religion, sex, handicap, fem~ly status or national ong~n For further ~nformat~on, please call the Commumty Services D~ws~on at 940-349-7726 The Commumty Services D~wston ~s located in the Texas Bu~lding at 100 W Oak, Suite 208, Denton, TX 76201 APPENDIX IV PAGE 27 APPENDIX V- TENANT PRE NOTIFICATION SAMPLE L,-i ~ ER Re Dear Tenant Th~s letter ~s to let you know that the rental umt where you I~ve ~s being considered for rehab~htabon through the U S Department of Housing and Urban Development Rental Rehab~htat~on Program under the City of Denton's Rental Rehab#ltatlon Program pLEASE DO NOT MOV_EI This renovabon project ~s being considered ~n order to prowde you w~th a safer, more comfortable and attracbve place to hve If you move w~thout recetwng a notice to vacate from the owner, you may not be eligible for relocation assistance We do not foresee you or any other resident w~ll be displaced by the rehab~htatlon However ~f for some unforeseen reason displacement should become necessary, relocabon assistance w~ll be provided for you This assistance ~s descnbed m the attached Tenant Assistance Policy, which contains many ~mportant facts regarding the rental assistance available to you If you need more ~nformat~on or need further explanabon, please contact (OWNER) at (TELEPHONE NUMBER), or Alma Esp~no w~th the C~J of Denton at 940-349-7756 Thank you for your cooperation Please keep ~n m~nd th~s project ~s simply under cons~derabon at th~s brae so PLEASE DO NOT MAKE ANY PLANS TO MOVE Should we dec~de at a later date to proceed w~th the project, you w~ll be nobfied I hereby certify that I have received th~s nobce and a copy of the Tenant Assistance Pohcy Name Address C~ty/State/Z~p S~gnature Date Appendix V Page 28 Appendix V! - Rental Rehalml~fion TARGET AREA MAP ! ,/ · DENTON,. TX / ~ ~;__. I R'ental Rehabilitation ,~. /--,. "Ta. rget Area Appendix VI I Page 29