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2000-345S \Our Documents\Oi~hnanc~s\OO\l~ntal Rehab doc 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 recogmzes the need to assist low and moderate income families m seeunng safe, samtary and decent housing, and WHEREAS, the C~ty of Denton has developed a program to rehablhtate tenant occupaed housang units by making needed repmrs through ~ts Rental Rehabilitation Program, wNch is adm~mstered by the C~ty 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 RehaNhtatlon Program Gmdehnes and ehg~Nhty ent~na attached to and made a part of thru or&nance for all purposes, and authorizes the C~ty of Denton Commumty Development to admamster this program SECT]~ON 2 That the City Council authorizes the expen&ture of funds in excess of $15,000 by the Commtm~ty Development Office for projects meenng program guldehnes and criteria, subject to comphance wath compet~tave bidding laws, where applicable SECTION 3 That tNs ordinance shall become effective immediately upon ~ts passage and approval PASSED AND APPROVED tNs thejday of~000 EULINE BROCK, MAYOR ATTEST JENNIFER WALTERS, CITY SECRETARY APPROVED AS TO LEGAL FORM HERBERT L PROUTY, CITY ATTORNEY ¢'1;'1'y OF bENTON RENTAL REHAB'rI.~TA'I"]:ON PRO~,RAM 6UI'DEI..3:NE$ 2000 Page RENTAL REHABILITATION PROGRAM GUIDELINES TABLE OF CONTENTS INTRODUCTION .......................... 3 DESCRIPTION OF PROGRAM PROCEDURES .. 4 I ELIGIBILITY REQLrlREMENTS 4 H APPLICATION PROCESSING $ HI PROJECT SELECTION.. 5 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 APPENDICES ........................... 16 APPENDIX I - FAIR MARKET RENTS (FMRS) 17 APPENDIX II - RENTAL REHABILITATION PROCEDURES ...... 18 APPENDIX III -APPECATION FOR THE CITY OF DENTON . .20 APPENDIX N- TENANT ASSISTANCE POLICY ....... 25 APPENDIXV-TENANT PRE NOTIFICATION SAMPLE LETTER 29 Appendix VI - Rental Rehabilitation TARGET AREA MAP .. 30 Page 2 INll ODUCllON The City of Denton Rental Housing Rehabilitation Program ~s designed to assist Iow and moderate- ~nCome families in securing safe, sanitary and decent housing This program's objecbve is to rehabil~tate ranter occupied housing un~ts by making needed repairs w~th the first pnonty as correcting code wolations The Rental Rehabilitation Program Is administered by the C~ty of Denton's Community Development D~vlsion and funded through a federal grant The Community Development D~ws~on ~s located at 100 W Oak Street, Suite 208 The following pages contain a detailed descnpt~on of the program including policies and procedures The purpose of these guidelines ~s to explain to potential clients and the citizens of Denton, the Rental Housing Rehabilitation Program and types of assistance available For further ~nformat~on or ctar~icetion of the guidelines, contact the Commumty Development D~ws~on at 940-349-7726 Page 3 DESCRIPTION OF PIK W PROCEDURES I ELIGIBILITY REQUIREMENTS: A Appllcant/(Owner) Requirements Eligible property owner(s) [hereinafter referred to as Appllcent] must I ) Be a c~bzen of the Un~tad States or a legal resident al~en 2) Maintain primary residence w~th~n the c~ty I~m~ts of Denton 3) Own Mint(s) to be ass~stad within a targetad neighborhood (see Appendix VII) 4 ) Hold fee simple title to the property 5 ) Not have an annual gross household ~ncome above 150 percent of the current Dallas metropolitan area median income (Table I A below t~sts the FY 2000 maximum allowable gross ~ncomes for Applicant, adjusted for family size) 6) Exhibit the ability to pay monthly preperty expenses ~ncludlng mortgage payments, taxes, ~nsurence, utility b~lls, etc 7) Show proof of financial ability to fund the Applicant port~on of the rehab project 8 ) Prowde proof that all property taxes assessed by the vanous tax~ng agencies ~n Denton County are pa~d in full 9) Obta~n a statament of income on all tenants Income data must be venfied, ~ e , by contacting the tenant's employer and/or obta~mng a copy of the tenant's latest ~ncome tax retum and/or obtaining cop~es of 1 month of paycheck stubs, etc Annual ~ncome includes eam~ngs (wages, pensions, etc ) spouse's earnings, ~ntarest from stocks, bonds, ~ncome from real estate, public assistance, etc Also, ~nclude amounts of any mon~es regularly contributed to tenant(s) by any other adult member of the family, child support payments, SSI, etc B Tenant Requirements The current tenants of a umt to be rehabilitated with funding from th~s program must be Iow or moderate ~ncome Low/Moderate ~ncome ~s defined as 80 percent and below of the current Dallas metrepolltan area median income (Table I B below I~sts the FY 2000 maximum allowable gross incomes for Tenants, adjusted for family s~ze ) Table I B- Tenant Income Limits Table I A - Appllcont Income Limits Maximum M~lmurn ~ Household Tenant Hou~holt:l OWner S~ze Income ,~ 81~ Income 1 $ 34,050 2 $ 89,900 3 $ 43,800 3 $ 78,600 4 $ 48,650 4 $ 87,300 5 $ 52,550 5 $ 94,350 6 $ 56,400 7 $ 60,300 Page 4 8 $ 64,200 II APPLICATION PROCESSING: Any property owners w~shing to apply for Rental Rehablhtatlon assistance must complete the application and all other required forms ~ncluded in the proposal packet All informat~on on the completed apphcatlons will be verified by the Community Development staff If any ~nformabon ~s found to have been intent~onally falsified, the apphcebon will be rejected and the apphcent w~ll not be allowed to reapply if the apphcant Is detarm~ned to be ehg~ble for the program, a prehm~nary ~nSpection will be made of the dwelling unit(s) The dwelhng unit(s) must meet certain standards to be cdns~dered eligible for rehabihtation These standards are hsted below · The unit(s) must be located w~th~n the recognized Rental Rehab~htat~on Target Area (Appendix VII) · The umt(s) must not be s~tuated ~n the Designated Flood Plain Area · The unit(s) must be classified as a renter-occupied structure · The unit(s) must be In an ex~sting cond~tton that would permit rehab~htation to bnng the structure to meet current City of Denton building codes · Ct[y-approved water supply, san~tapj 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 units III PROJECT SELECTION Project selection w~ll be based upon an analys~s of the following factors · Location of unit(s) · Number of bedrooms · Owner's ab~h[y 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 displacement) · Economic feasibility · Amount of subsidy required · Owner's Equity in property · Potential Impact on neighborhood · Track record of landlord ~n Iow ~ncome tenant placement · Management and maintenance capab~hties · Qual~[y of rehabilitation plan · Accesmbillty or adaptab~hty of umt(s) for hand~capped tenants · Commitment by landlord to and/or hkehhood of iow income tenant placement Page 5 IV. CONTRACTOR SELECTION, MONITORING AND DEBARMENT A Contractors participating ~n the Rental Rehablhtat~on Program will be selected by the ehgtble Applicant The Applicant w~ll be requ~rsd to solicit at least two b~ds from contractors based on the preliminary work specifications completed by the CD ~nspector The Applicant shall also be responsible for supplying all bidders with a Community Development Contractor's Packet that includes the contractor ~nformation sheet, performance manual, and general spec~icat~ons for workmanship, all insurance and bonding requirements, a contractor's el~g~b~lrly certification form and a copy of the preliminary work wnte-up B~d proposals and all other raqu~rad forms from the contractors should be submitted to Community Development D~ws~on for rewew B Acceptable bid proposals must fall w~thin a ten percent (10%) margin of the cost estimate developed by the community development ~nspector THE CITY OF DENTON AND/OR THE APPLICANT RESERVE THE RIGHT TO REJECT ANY AND ALL BIDS Any contractor whose name appears on the most current HUD Debarred Contractor's L~st wtll not be eligible to partic~pata in this program C Once the contractor has been selected and approved, a contract agreement must be s~gned Before the contractor can start work, the Applicant must ~ssue a notice to proceed D The Applicant, the Community Development staff and the C~ty of Denton building code ~nspectors will monitor the contractor's work If the Appl~cent considers any work done by the contractor to be unsatisfactory or ~ncompleta, the property owner should advise the contractor of the discrepancy and ask that ~t be corrected E, Acceptance of Work 1 ) Final Inspection - In order for the contractor to dose out a rehabil~tabon job, a final ~nspection shall be made by the City of Denton building code ~nspector, the Community Development Inspector, and the property owner If the final ~nspecbon rasults ~n no additional work or no specified correcbons, the property owner shall s~gn the contractor's release form which states that all work has been completed to their (property owner's) satisfaction The building code ~nspector shall s~gn a final ~nspection form to confirm the same At this time, the contractor is raqu~rad to submit to the property owner cop~es of all warranties and raleases of I~ens from subcontractors and suppliers The Community Development staff will not authonze payment to the contractor until these documents ara properly completed and submitted to the property owner and cop~es prowded to the Community Development D~wslon 2 ) Warranty of Work - As stated in the rehabilitation contract, the contractor shall guarantee the work performed for a penod of at least one year from the date of final acceptance The owner is responsible for penodlc rewew of the work F Contractor Debarment I ) A contractor will be declared ineligible to partic~pata ~n projects funded by the C~ty of Denton's Housing Rehabilitation Program for one or more of the following causes 2 ) Fallura to complete a project within the prascnbed contract penod 3 ) Fa~lura to complete warranty rapa~rs within a reasonable t~me penod 4 ) Failure to use licensed plumbing and electrical subcontractors 5 ) Failure to obtain proper ~nsurence, ~ e, both hab~l~ty and worker's compensation Page 6 6 ) Failure to complete work ~n accordance with program specifications and/or accepted standards of workmanship 7 ) Failure to pay all subcontractors work~ng on the project appropnataly and/or submit affidawts of payment signed by all subcontractors 8 ) Fa~lura to obtain proper permits for work ~n progress G Contractors will be notified of their proposed debarment and will be afforded the opportumty to comment or appeal the action Ail appeals must be made in wnt~ng fo the Community Development D~wsion at least 15 days after the date of the notification letter V PAYMENT TO CONTRACTOR: A The contractor shall race~ve 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 w~ll be w~thheld for 30 days At the end of this time, the property owner must approve release of contingency funds B An "All Bills Pa~d" affidawt or release of lien from all subcontractors and suppliers must be submitted before payment Rental rehabilitation par~al payment m~mmum 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 is prowded with two assistance options Option '1 The City of Denton w~ll provide 25 pement (or up to the maximum I~m~t - whichever ~s lower) of the amount needed to rahabtl~tate 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 O t nlM x~mu L~ ~ts $6,000 for three or more bedroom umts $5,000 for two bedroom units (One-bedroom units are not eligible for assistance ) QDtlon 2 The City of Denton w~ll prowde 50 percent (or up to the maximum I~m~t - whichever ~s lower) of the amount needed to rehabilitate the property The first 25 percent w~ll be a deferred loan (as descnbed ~n option 1 above) An add~bonal amount of 25 percent (or up to the maximum I~m~t- whichever is lower) w~ll be a loan w~th a 2 percent ~nterest rate There w~ll be a 10-year loan term O t~o 2 ax~ u L~ $6,000 as a loan and $6,000 as a deferred loan for three or more bedroom un~ts $5,000 as a loan and $5,000 as a deferred loan for two bedroom umts (One-bedroom umts are not eligible for assistance ) Appllcante are required to s~gn a contract A I~en w~ll be placed on the property for the 10-year penod Applloants are required to maintain the property and affirmatively market the property to Iow and moderate-income households * Ail project funding conthbutad by the Applicant will be placed ~n an escrow account with the C~ty of Denton pnor to contract execution Page 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 cooperebve ownership for the 10-year duration of the lien No d~scriminat~on against tenants rece~wng Federal, State or local rental assistance for the lO-year duration of the hen The project must be maintained according to adopted City of Denton building codes ~n effect dunng the year ~n which the rahab~l~tation took place The owner must affirmatively market vacant un~ts for the ten-year duration of the hen using the '~r housing logo" below EQUAL HOUSING OPPORTUNITY The unit will be made available and leased to persons whose ~ncome ~s less than 80% of the area median income If the Applicant violate any of these rastrlct~ons, the enbre amount of the loan less 10% for each full year after completion of the rehabilitation of the un~ts unbl the bme of default, w~ll be due and payable in,full Immed~ataly after the owner ~s notified that the loan must be repaid VII PROGRAM GUIDELINES' A Property owner agrees to comply w~th all HUD requirements to not d[scnm~nata upon the bas~s of race, ethn~c~ty, rehg~on, gender, d~sabihty status or family status ~n the sale, lease, rental, or use of occupancy of the subject property B Property owner agrees to not award any contract for rehab~htabon work to be pa~d for ~n whole or in part with the proceeds of the grant, to any contractor who, at the t~me, ~s ~nelig~ble under the provisions of any applicable regulations ~ssued by the Secretary of Labor, Un~ted States Department of Labor, or the Department of Housing and Urban Development to receive an award of such contract C The tanant w~ll continue to occupy the premises dunng the rehablhtabon Any tenant required to move tamporanly or permanently as a result of the rehab~htabon*, must be pa~d relocation/displacement costs as outhned ~n the C~ty's Tenant Asmstance Pohcy *Any d~splacement including tenants who move out as a result of their ~nab~hty to pay ~ncreased rents, ara considered d~splaced D~splacoment costs are the responsibility of the property owner D Property owner agrees that existing house ubl~ty services w~ll be made available to the contractor without charge as follows electnclty, gas, watar and telephone (local calls only) E Property owner agrees that the City shall be the agent for the owner and as such agent shall hold both the owner's pnvata funds and all grant funds ~n escrow for the purpose of d~sbursement thereof to the contractor Page 8 F Property owner agrees that It Is h~s/her sole responslb~hty to see that the contractor completes the work specified In h~s contract to the owner's satisfaction and that the C~ty of Denton has no responsibility for any defects, faulty work or incomplete work by the contractor The owner further agrees that tha City has no I~ab~hty for warranty of any of the workmanship or matenals furnished by the contractor under the contract The owner further agraes that latent or h~dden conditions ~n the property which were not ~ncluded ~n the original ~nspectlon and work wnte-up of the C~ty ara not the rasponstb~hty of the contractor nor of the C~ty, but rama~n the raspons~- b~hty of the owner G As part of the considerabon for prowd~ng the funds to rahabll~tate property as descnbed hera~n, 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 wera ~n effect when the rahabilitat~on was comptated Owner agrees to do this during the term of the loan agreement and understands that ~f at anytime the property fa~ls to meet these code standards, the loan amount w~ll become due ~mmed~ately H 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 contractor does not receive the Notice to Proceed w~thin this 30-day period, the contractor has the option of w~thdrawlng his/her bid and proposal If the contractor chooses to do th~s, a wntten nobco must be dehverad to the owner with a copy to the City The contractor shall not beg~n the work to be performed until race,pt of written Not,co 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 Nobce and shall complete sa~d work w~thin sixty (60) days or as agreed to in the Rehab~htat~on contract The contractor shall not assign the contract w~thout wntten consent of the owner and the C~ty and/or ~ts agent J The contractor shall not be raspons~ble for any delays tn the complebon of work due to the following 1 ) Any acts of the government, ~nclud~ng controls or restnct~ons upon or raquis~bon~ng 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, ~nclud~ng 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, rites, floods, epidemics, quaranbne rastrJct~ons, stnkes, freight embargoes and weather of unusual severity such as hurricanes, tornadoes, etc 4 ) Any delay of the subcontractor occasioned by any of the causes specified ~n Subparagraphs (A) (B) and (C) above, provided that the contractor promptly (w~th~n 10 days) not,les 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 t~me by a penod commensurate w~th the period of excusable delay K The contractor shall not be held responsible far preexisting wolabons of law ~nclud~ng but not restricted to zomng or building code regulations at the property hsted ~n the contract Before beginning work, the contractor shall examine the work wrtta-up for comphance w~th the applicable ord~nanca and codes for the new or replaced work and shall ~mmed~ately report any discrepancy to the owner Where the raqu~raments of the work wr~te-up fall to comply w~th such applicable ordinances or codes for the new or replaced work, the owner and the C~ty w~ll Page 9 adjust the contract by change order to conform to such ordinances or code and make appropnate adjustment in the contract pnce unless waivers ~n wnbng covering the d~fferance have been granted by the proper authonty L The contractor shall comply w~th all non-dlscr[m~nabon clauses ~ncluded ~n the contract, non-compliance may result in termination of the contract M B~ds or proposals w~ll be submitted at the b~dder's nsk and the City and/or the owner reserve the nght to decline funding for projects not ~n compliance w~th the guldehnes N Subcontractors shall be bound by the terms and conditions of the contract, ~nsofar as ~t applies to their work This shall not relieve the general contractor from the ~11 responstbthty 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 rasponslblllty by any subcontractural agreement he may make w~th others O When adjacent property ~s affected or endangered by any work done under th~s contract, ~t shall be the responsibility of the contractor to take whatever steps are necessary for the protection of the adjacent property and to nobly the owner thereof of such hazards P Repairs shall be made to all surfaces damaged by the contractor rasult~ng from h~s/her work under this contract at no additional cost to the owner Where "repair of ex~st~ng work" is 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 finished work shall match adjacent work ~n design and d~mens~on After the final ~nspect~on and acceptance by the owner of all work under the contract ~nclud~ng cleanup, the contractor shall submit to the owner for approval a requisition for payment When the required warranties 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 ~nclude any amounts remalmng due under the contract as adjusted ~n accordance with approved change orders Payments w~tl be made w~th~n 15 days of formal requisition for payment Part~al payments will be made at d~scrat~on of the owner w~th the consent of the C~ty R A Rehabll~tabon Loan may be made to cover the cost necessary to bnng the dwelling ~nto conformance with City of Denton Codes The two categoces of repairs listed below are to be ~ncluded as pr~onty ~tams 1 ) Required Repairs Code wolat~ons which create hazardous conditions ~n regard to safety or health will generally tnvolve the basic heating, plumbing or electrical systems 2 ) Recommended Repairs Code corrections or preventive maintenance efforts which should be undertaken to avoid more costly future action 3 ) Heating, plumbing and etecthcal ~mprovements 4 ) Weathenzatlon 5 ) Exterior work such as roofing, s~d~ng, painting, step and porch rapa~r and reta~mng walls 6 ) Interior work such as renovation and repair of ex~st~ng k~tchen and bath fac~hfles S The Denton Central Appraisal D~stnct automatically reappraises any house where a building permit ~s issued Participants ~n the Rehab~htat~on Program should be aware that the appraised value of their property m~ght ~ncrease which consequently may cause their yearly property taxes to increase The policy shall be thoroughly explained to any person applying for rehablhtation assistance Page 10 T Change orders may be made to cover an item of work that cannot be determined until sometime during the course of the rehabilitation work Change orders will be considered as follows 1 ) Change orders are used to add work necessary to correct incipient ~tams that have been found to be defective after work ~s ~n progress but were not anticipated at the t~me the contract was executed 2 ) The change order amount ~s I~m~ted to a maximum of 10 percent (10%) of the total contract amount If ~t is necessary to request a change order to make required rePairs and the contract is already at the maximum amount, a work ~tam of less pnonty w~ll be deleted from the b~d proposal ~n order to compensate for the added amount 3 ) Change orders w~ll be used when it ~s 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 items are deleted, but do not have specific costs, ~n such cases the contract shall be reduced by negotiating the cost at preva~hng rates 4 ) All change orders shall be executed by the property owner, contractor, and a Community Development official 5 ) Except for the purpose of affording protection against any emergency endangenng I~fe or property, the Contractor shall make no change ~n the work or rehab~htat~on, prowde any extra or additional work or supply add~tional labor, services or materials beyond that actually required for the execution of the contract 6 ) All change order requests must be submitted by the contractor, s~gned by the homeowner and approved by Community Development No claim for an adjustment of the contract price by the contractor or homeowner w~ll be vahd unless th~s ~s done 7 ) The approval of a change order shall constitute authonzat~on by the property owner and Community 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 this ~s the case, the owner must absorb the total cost or delete non-code ~tems ~n order to pay for the work described ~n the change order 8 ) It may be necessary to change the t~me 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, Community Development shall adwce the properbJ owner of the noncomphance who then shall obtain appropriate action from the contractor No payment shall be processed on a construction contract until a contractor has satisfactorily completed all necessary corrective action V The owner shall be able to select the color and style of certain matenals (~ e carpet, floor covenng, panehng, paint, etc ) W The contractor warrants that all materials, fixtures, and equipment furnished by the contractor and its subcontractors shall be new, of good t~fie and that the work w~lt be done ~n a neat and workmanlike manner Neither the final payment nor any prows~on ~n the contract nor part~ai or entire use or occupancy of the premises by the owner shall const~tuta an acceptance of work not done in accordance with the Contract or reheve the Contractor of I~ab~hty ~n respect to any express warranties or respons~b~hty for faulty materials or workmanship The contractor shall promptly remedy any defect In the work and pay for any damage to other work resulting therefrom that may appear within a period of one year from the date of final acceptance of the work unless a longer period is specified The owner w~ll g~ve not~ce of observed defects w~th reasonable promptness Page 11 X Mobile homes are not eligible for rehab~litatton Y Interest of certain federal and other officials 1 ) No member or Delegate to the Congress of the Umted States and no Resident Commissioner and no federal employee shall be adm~fted 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 pubhc official of or w~th~n the C~ty or County who exemtses any funcbons or respons~b~hbes ~n connection w~th the adm~n~stration of the Commumty Development Block Grant Program and no other employee of the Department of Planmng and Communtty Development who exercises any such functions or respons~b~lit~es shall have any ~nterest, d~rect or ~ndlrect, ~n rehabilitation proceeds which ~s Incompatible or ~n conflict w~th the d~scha~ge or fulfillment of h~s funcbons and respons~bihttes ~n connection w~th the carrying out of the Housing Rehab~htat~on Program The length of t~me this exclusion shall be ~n effect ~s one (1) year following the ending of term of office and shall be b~ndtng upon, but not hmited to, all of the indlwduals and agencies here~n described Z The property owner agrees that for a pedod of ten years after the project ~s completed not to convert the rehab~htated un,ts to condominium ownership If the owner does convert rehab~litated un~ts to condominium ownership, the entire loan amount shall be due ~mmedlately AA The preperty owner agrees not to d~scnm~nate against prospective tenants on the basts of their receipt of or el~gib~hty 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 ind~wduals BB 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 apphcabie for a penod of at least ten years after the prolect ~s completed CC The property owner agrees to comply w~th applicable lead-based paint regulations DD The property owner agrees to comply w~th the C~ty of Denton's Tenant Assistance Pohcy, ~nclud~ng execution of all tenant notifications outhned ~n the pohcy Cop~es of all tenant correspondence must be submitted to the Community Development D~ws~on VIII. MINIMUM REHABILITATION STANDARDS Roofe Roofs should not leak and have no ewdence of rotted decktng, fascia or soffit Any roof w~th two or more layers of roofing must be stripped to the decking If ~t ~s 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 ~nch wafer board to be used with H cl~ps between sheets All roofs that are stnpped 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 pitch shall be covered w~th rolled roofing, w~th at least 12 ~nches of lap, ~f ~nstallabon of roiled roofing is not sufficient to promote proper run off roof w~ll be rebuilt Page Sldln. and Trim AI~ exterior siding and tnm shall be free of holes, cracks or rotted matenal that 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 is comparable to the repair and pa~nfing costs of the existing siding Windows All windows and hardware shall operate sat~sfactonly Cracked or broken w~ndows shall be replaced Window glazing shall be weather fight and windows shall be weather stnpped so as not to allow entry of air and water around the glass, sashes or window casings All w~ndows shall have screens and working locks Dralnac~e The grade of concrete or d~rt should dra~n at least five feet away from foundation walls Site Imorovemants All replaced concrete surfaces are to be level w~th the w~dths to match the ex,sting surfaces All steps both concrete or wood that pose a threat to the occupants shall be repaired or, ~f necessary, replaced with treated material or concrete Feundatlone and Plare Skirting shall be six (6) ~nches underground level If ~t is necessary to ~nstall skirting, new 22 or 24 gauge skirting shall be used Kitchens Kitchens shall have a specific area that contatns a s~nk w~th hot and cold running water, counter workspace, and space for storage of cooking utensils S~lrs All stairs shall provtde for the safety of ascent and descent All treads and nsers should show no evidence of breakage or have ewdence of excessive wear AIl stairs shall be equipped w~th handrails Utility Areas Gas or oil fired water heaters or furnaces shall not be located ~n the bathrooms or bedrooms In addition to all plumbing and electrical 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 City Code The wood, masonry or steel components shall be ~n serviceable cond~bon for the expected useful I~fe of the rehabilitated building Structural members that ara ~n seriously detenorated condition shall be replaced Sagging and unleveled floors shall be raised and stab~hzed as level as possible w~thout causing ~nterior damage Termite ~nspectlon and treatment shall be done # ewdence of acfive ~nfestat~ons ex~st A certified pest control company will carry out the treatment and present documents of proof Page 13 All replacement of exlsbng w~nng and equipment shall be done ~n conformance w~th the Nabonal Electric Code and the C~ty of Denton Code Any potential source of electrical hazard or ~gnltlon of combustible matanal shall be corrected GFCl outlets shall be used ~n bathrooms, k~tchen, garage, and exterior receptacles Additional outlets shall be added to ehmlnate extension cords and, at the request of the C~ty Inspector, to meet C~ty Codes Plumblna The plumbing system shall operate free of fouling 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 acoess[ble cutoff valves AIl fixtures shall have P-traps, necessary vents and be properly connectad to a public or private 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 extenor of the structure Mec anlc I E ul ment Ail gas fired heating units must be vented w~th double wall pipe and proper upper and lower combustion air The unit shall not be installed ~n a Ilwng 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 flex~ble pipe from the stop to the appliance Ail ductwork shall be properly sealed from the heat source to the raglstar vent and from the raturn air supply to the heat source A gas p~pe pressura tast is raqulred Ail leaks must be rapa~rad hlsulatlon and Weatherlzatmn An "R-30" ~nsulat~on value ~n the attic shall be raqu~rad All exterior doors shall be solid cora All locks shall be capable of tightly secunng the door and shall be readily operable from the ~nslde without the use of keys Ail exterior doors shall be weather stripped so that there is no significant entry of ar or water ~nto the structure Porches and Decks Ail porches and decks shall be safe and capable of supporting anbc~pated loads All porches and decks ~n detenorated condition 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 fl~ghts of stairs w~th four or more risers They shall have a handrail on at least one s~de Gutters and downspouts should exist where they are deemed necessary to promote proper drainage Gutters w~ll ~ normally be ~nstalled if they do not already ex~st Downspouts that cannot be connected to dra~n hies shall have splash backs w~th proper s~te grading Page '14 Furnace and water heater vents shall be double wall vent p~pe Existing unlined masonry chtmneys hawng open mortar joints or cracks shall be removed or made safe by Installation of a UL approved flue liner Vent-a-hood stacks shall be vented through the mol Interiors All floors, walls, and ceilings shall be maintained ~n good, clean, and sanitary cond~tton Ail peehng paint, cracked or loose plaster, and other defective surface condibons shall be ehmlnated All doors shall be operational Carpet and wnyl that is badly worn, tom or too dirty to be cleaned shall be replaced Th~s shall be determined by the C D Inspector Ex~sbng carpet shall be cleaned w~th a commero~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 supphed to all fixtures E~ther a w~ndow or an exhaust fan must be present to properly vent the bathroom Cabinets Built-in k~tchen cabinets shall be repaired up to 50 percent of the cost of new cabinets Bathroom cabinets are not required Page 15 APPENDIX I FMR's I ~ APPENDIX II - RENTAL REHABILITATION PROCEDURES The following list of procedures is designed to ~nsure that preperty owners understand their respons~bilitles under the Rental Rehabihtabon Prcgrem Please call the Community Development Office at (940) 349-7726 if you have any questions regarding these procedures I ) Return completed apphcation Include a copy of property deed, tax receipts from all tax~ng entities, proof of ~nsurence coverage on the property and documentation of all owner(s) income and assets* 2 ) A set of work specifications must be drawn up by the owner and approved by the Community Development Office 3 ) The owner of the preposed property w~ll bear the responsibility of contacting at least two general contractors, who will submit bid proposals These preposals must remain w~th~n a margin of ten percent of the esbmate determined by the Community Development Office 4 ) Upon preject approval, a title seamh must be submitted 5 ) Certification that all tenants have received bmely wntten not~ce that they w~ll not be displaced by the project must be submitted w~th~n two weeks of application submission A copy of the C~ty of Denton's Tenant Assistance Pohcy must accompany the notice to the tenant 6 ) Requests for all ~ntanm and final payments should ~nclude an ~tam~zed list of completed work and its cost and two "Requests for Payment" signed by both the preperty owner and the contractor IT IS THE CONTRACTOR'S RESPONSIBILITY TO FILE ALL NECESSARY PAPERWORK WITH COMMUNITY DEVELOPMENT 7 ) A final inspection must be completed by Community Development 8 ) F~nal payment is contingent on receipt of the following by Community Development a) s~gned affidawts from all subcontrectors stating that they have received full payment b) affidawt from generel contractor and s~gnature on hen assignment c) two executed requests for payment *Documentation of income sources may ~nclude but ~s not limited to the following · Current year's ~ncome tax Return w~th W-2's for each household member who has filed tax returns APPENDIX II PAGE '18 · Most current Soc~al Secunty ~ncome statement if applicable · Paycheck stubs for last four weeks for each emaloved household member · Names and addresses of all retirement ~ncome or any other ~ncome sources (ALL INCOME SOURCES AND ASSETS MUST BE DISCLOSED--RETIREMENT, RENTAL/HAP INCOME~ AFDC, FOOD STAMPS, PROPERTIES OWNED, ETC ) · Divorce 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 un~ons, savings banks, IRA accounts, etc for all household members who have any such accounts APPENDIX II PAGE '19 APPENDIX III - APPUCA'HON FOR'THE crrY OF DENTON RENTAL HOUSING REHABILITATION PROGRAM OWNER PROPOSAL FORM CONTACT AGENCY COMMUNITY DEVELOPMENT OFFICE 100 W OAK, SUITE 208 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 one # NAME STREET CITY STATE ADDRESS ZIP B TYPE OF OWNERSHIP (check one) [] (a) Sole Owner [] (b) Parmersh~p [] (c) Corporation [] (d) Lnmted Partnership [] (e) Other C PROPERTY ADDRESS No Street Umt No(s) City D BUILDING DESCRIPTION APPENDIX III PAGE 20 [] Single Fanuly [] Duplex [] Tn-Plex [] Four-Plex E BUILDING STRUCTURE [] Frame [] Brick [] Masonry [] Other F FOR EACH UNIT IN THE PROJECT PLEASE PROVIDE THE INFORMATION REQUESTED IN THE FOLLOWING TABLES The following mformaUon must be provided on all erastmg tenants Apphcatlons will not be processed untd all tenant mformat~on reeexved Tenant's Name Curren Apt No Over Etlma¢ *FEM Hand~- 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 Inflmn/Alaskan NaUve 4 - Asmn Pacffic Islander 5 - H~spamc 6 - Other * Please note a female head-of-household m a single female w~th dependent cluldren SecUon 8 recipient Codes C - Cemfieate 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 RMNT A~TMR R~HABILITATION UNIT OCCUpieD (O) OR VACANT B ORIGINAL MORTGAGE APPENDIX III PAGE 2t Ong 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 recent apprmsal) $ 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 $ K FINANCING OF OTHER REHABILITATION COSTS 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 III PROPERTY OWNER INCOME DATA Note Owner income elig~b~hty is based on household mcome wtuch includes the income of all workmg members of the household If the property is owned by a partnerslnp or corporation, a// partners and/or pr~nclpais must be income ehgible, Please list all income amounts below and provide documentataon of each income source (To be completed by all households with ownership m the property ) Household Household Member Member -.co~f.- Owner gl g2 Total Salary OvertLme pay Fees/taps Comnusslonsfoonuses Interest and/or div~dends Net income from business Net rental income Social Security, pensions retirement Unemployment benefits, workers compensation, etc Alimony, eluld support Welfare pymts, AFDC, food stamps, etc Checking accounts Savings/CD account~ Stocks, bond, ere Rental property menme Value of private residence Life Insurance 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 S~gnature Social Security Number Date Co-Owner's Stgnamre 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 RECENT TAX STATEMENT SHOWING PROPERTY VALUE 4 DOCUMENTATION OF 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 THE POLICY A COPY OF THE POLICY AND A SAMPLE LETTER ARE ATTACHED 6 INCOME DOCUMENTATION and COMPLETED AND SIGNED INCOME VERIFICATION FORMS APPENDIX III PAGE 24 Community Developmen! Division APPENDIX IV - TENANT ASSISTANCE POUCY Rental Rehabilitation Program Introduction The regulations for the Rental Rehab~htation Program (24 CFR 511 10(h) raqu~ra grantees to adopt a written Tenant Assistance Policy The purpose of the Tenant Assistance Pohcy is for the grantee to articulate how ~t will assist tenants currently hv~ng ~n or moving ~nto projects rahab~htatad under ~ts Rental Rehabilitabon Program C~ty of Denton residents have been made aware that the policy exists and that the policy ~s avadable to tenants in projects selected for rahab~lltabon Definition of Displacement The term "displaced person" means any person that moves fi.om real property, or moves personal property fram real property, permanently and ~nvoluntary as direct result of rahablhtaflon, demoht~on or acquls~tion for a Rental Rehab~htation Program project Permanent, ~nvoluntary moves for a Rental Rehabilitabon Program project ~nclude A A permanent move from the real property follow~ng not~ce by the property owner to move permanently fi.om the property, ~f the move occurs on or after the date that the owner submits a request for Rental Rehabd~tation 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, ~f e~ther the C~ty or HUD determines that the d~splacement resulted d~rectly from rehab~litation, acquisition, or demol~bon for the project C A permanent move from the real property by a tanant-occupant of a dwelling unit that occurs after the execubon of the agreement between the owner and the tenant if, 1 The tenant has not been pravlded a reasonable opportumty to lease and occupy a suitable, decent, safe and sanitary dwelling ~n the same budd~ng/cemplex following the completion of the project at a rant, including average utdlty costs that does not exceed the greater of The tenant's rent and estimated average utd~ty costs before the execubon of the agreement between the C~ty and the owner or the total tenant payment as detarm~ned under 24 CFR 813 107, if the tenant ~s lower Income, or 30% of grass household ~ncome ~f the tenant ~s not lower income, or, 2 The tenant has been raqu~rad to relocate temporarily but APPENDIX IV Page 2s The tenant ~s not offered payment for all reasonable out-of-pocket expenses tncurred ~n connection w~th a temporary relocation, ~nclud~ng the cost of mowng to and from the temporarily occupied housing and any ~ncreased rent and ut~hty costs, or other conditions of the temporary relocation ara not reasonable, and the tenant does not return to the building/complex or, 3 The tenant ~s required to move to another unit w~thln the building/complex but is not offered ra~mbursement for all reasonable out-of-pocket expenses ~ncurrad ~n connection w~th the move or other condit~ons of the move ara not reasonable A person does not qualify aa a displaced person, however, ~f the person has been evicted for cause based upon a senous or repeated violabon of matenal terms of the lease or occupancy agreement and the City determines ~f the eviction was not undertaken for the purpose of evading the obhgat~on to provide relocation assistance or the person moved ~nto the property after the owner's submission of the request for assistance but, before commencing occupancy, reca~ved written not,ca of the owner's intent to terminate the person's occupancy for the project or the person ~s an owner-occupant who moves as a result of the rehabilitabon of the real property or the person ~s ~nel~g~ble under 49 CFR 24 2(g)(2) or the City determines that the person was not d~splaced as a d~rect result of the acqu~stbon, rehab~htst~on or demohbon for the project and the HUD office concurs ~n that determination II Relocation Aaalstanca Relocation asmstance ~s available to tenants Eom two sources A Rental rehablhtabon f~nding as prowded in CFR 511 10(g) (~v) B Section 8 assistance provided by the Denton Housing Authority Permanent Relocation Assistance Moving expenses will be provtded to a family or ~nd~v~dual d~splaced from any dwelling They may, at their discretion, choose either a payment related to actual mowng expenses or the fixed mowng expense and dislocat~on allowance Indicated ~n the federal register by the Department of Transportabon Replacement housing assistance can be taken ~n one of two ways Tenants w~ll be screened to determine ~f the family ~s ehg~ble to receive a housing voucher/cert~ficata When available, housing vouchers/cart~ficates w~ll be offered to fam~hes who are permanently d~splacad in the absence of vouchers/cart~ficates or when a tenant ~s found to be ~nehg~ble (~f for reasons other than not being Iow income), the Pubhc Housing Authonty w~ll prowde at least one referral to an available decant, safe, and sanitary unit Tenants ehg~ble for a replacement housing payment may also elect to obtain a cash payment which w~ll allow them to rent a compareble replacement dwelling for a 42-month period or purchase a replacement dwelhng Tenants ellalble for a reotscement houelno oavment Include 1 Those d~splaced from a dwelhng occupied at least 90 days pnor to the execution of an agreement between owner and the C~ty and, 2 Those displaced fi.om a dwelhng that they d~d not occupy for at least 90 days immediately 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 ubhty costs at the displacement dwelling or 30% of the tenants average monthly gross income If a gap exists between the new cost of housing w~th Section 8 assistance and the old costs, replacement housing payments w~ll be made to cover the gap APPENDIX IV PAGE 26 Temporary Relocation Assistance All tenants temporenly relocated from their res~denca w~ll be reimbursed for all out-of-pocket expenses ~ncurred in connection w~th the move III Provlalone of Aaeletance Tenant Assistance w~ll be provided from three sources A The property owner - The prepedy owner will be charged with ~nformlng h~s/her tenants of their nghts under the Uniform Relocation Assistance and Real Property ACClU~S~t~on Pohc~es Act of 1970 (URA) The property owner will prowde the Community Development D~v~slon w~th evidence of commumcatlon to tenants concarmng these ma~ters B Commumty Development Dlws~on - The Communtty Development staff w~ll be responsible for counseling tenants regarding the appropnateness of replacement housing payments Community Development staff w~ll also be responsible for complaint resolution and referral of tenants to the DHA for additional assistance C The Denton Housing Authority - The DHA w~ll perform the follow~ng tests related to tenant assistance 1) cert~lng eligibility of tenants, 2) issuing vouchers/certificates, 3) nobty~ng and counseling tenants of their rights and rules of pa~t~clpabon, and 4) ~denbty~ng suitable replacement dwellings IV Denton Houalng Authority Pollclea The DHA prowdes counsehng and apphcat~on assistance at their office located at 308 S Ruddell Applicants including all Income verifications must be submitted to the office prior to any cons~derabon for Section 8 or other public housing assistance Each applicant found to be eligible is placed on DHA's waiting I~st Any apphcants found to be ehg~ble under one of the federally mandated preference categories will be moved to the appropriate position on the wattlng hat Section 7 of the C~ty's Memorendum of Understanding with DHA states that "DHA recognizes that some tenants residing ~n units rehabilitated with rental rehabihtat~on funds may quahty for preeferent~al treatment under federal guidelines" Those households whose rent burden ~s 50% or more of household Income will be entitled to move forward on the DHA's wa~bng I~st along w~th others who fall ~nto the rent burdened category V Equal Houelng Opportunity and Non-Discrimination The Community Development Division and the Denton Housing Authonty are charged w~th upholding ~nd~vidual rights under the Federal Fair Housing law The Community Development Division administers the C~ty's Fair Housing Ordinance Ordinance No 81-33 declares "The pohcy of the City against d~scnm~nat~on ~n housing" The City and DHA agree not to discnmlnate ~n prowdlng ~nformabon, counsehng, referrals or other relocation serv~cas to persons displaced by rental rehab~htat~on act~wbes The C~ty and DHA also commit that the practices and methods using and admtn~stenng this program w~ll not result ~n th~s displacement of persons because of their particular race, cotor, rehg~on, sex, hand~cap, family status or national orlg~n APPENDIX IV PAGE 27 For furthffr Information, please call the Commumty Development Diwslon at 940-349-7726 The Community Development D~vlsion ~s located in the Texas Building at 100 W Oak, Suite 208, Denton, TX 76201 APPENDIX IV PAGE 28 APPENDIX V .TENANT PRE NOTIFICATION SAMPLE L,-I, ,-R Re Dear Tenant Th~s letter is to let you know that the rental unit where you hve ~s being considered for rehabilitation through the U S Department of Housing and Urban Development Rental Rehabilitation Program under the City of Denton's Rental Rehabilitation Program ~1~~1 This renovation project ~s being considered In order to prowde you with a safer, more comfortable and attractive place to We If you move w~thout rece~wng a not,ca to vacate from the owner, you may not be ehg~ble for relocation assistance We do not foresee you or any other resident w~tl be d~splacad by the rehab~htabon However, if for some unforeseen reason displacement should become necessary, relocabon assistance will be prowded for you This assistance Is descnbed ~n the attached Tenant Assistance Policy, which contains many ~mportant facts regarding the rental assistance available to you If you need more ~nformabon or need further explanation, please contact (OWNER) at (TELEPHONE NUMBER), or Alma Esp~no w~th the C~ty of Denton at 940-349-7756 Thank you for your cooperation Please keep ~n m~nd th~s proJect ~s s~mply under consideration at this t~me so PLEASE DO NOT MAKE ANY PLANS TO MOVE Should we dec~de at a later date to proceed w~th the prolect, you w~ll be not~fled I hereby certify that I have received th~s nobce and a copy of the Tenant Asmstanca Pohcy Name Address CIty/Stafa/Zip S~gnature Date Appendix V Page 29 Appendix VI - Rental Rehabilitation TARGET AREA MAP Appendix VI Page 3o