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HomeMy WebLinkAboutRES 12-39RESOLUTION NO. 12-39 A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF APACHE JUNCTION,ARIZONA,AUTHORIZING THE ADOPTION OF OWNER OCCUPIED HOUSING REHABILITATION GUIDELINES DATED FEBRUARY 1,1994,AS AMENDED,IN RELATION TO A HOUSING REHABILITATION ACTIVITY. WHEREAS,the City of Apache Junction,Arizona,is desirous of undertaking an owner -occupied housing rehabilitation program; and WHEREAS,this program is anticipated to be funded with funds provided by the State of Arizona Department of Housing ("ADOH"); and WHEREAS,ADOH requires that every local government requesting funds for housing rehabilitation adopt specific guidelines for such a program; and WHEREAS,the City of Apache Junction has developed such owner -occupied Housing Rehabilitation Guidelines ("HRGs") dated February 1994, as amended, which have been previously approved by ADOH. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF APACHE JUNCTION,ARIZONA,AS FOLLOWS: 1)The City Council of the City of Apache Junction, Arizona,hereby adopts such owner -occupied HRGs, dated February 1994,as amended in Attachment A, which shall be used to implement its housing rehabilitation program; and 2)The City of Apache Junction,Arizona,shall utilize such owner -occupied HRGs,without revisions,except those authorized by the Mayor.Such revisions shall be submitted to ADOH by the City 10 working days before such amended guidelines are effectuated. RESOLUTION NO. 12-39 PAGE 1 OF 2 PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF APACHE JUNCTION, ARIZONA, THIS 15TH DAY OF JANUARY ,2013. SIGNED AND ATTESTED TO THIS 15TH DAY OF JANUARY 2013. .,71 / -.J10+lI S. INSALAC5 Mayor ATTEST: KATHLEEN CONNELLY City Clerk APPROVED AS TO FORM: I .2 3 •i RICHARD J. STERN City Attorney RESOLUTION NO. 12-39 PAGE 2 OF 2 CITY OF APACHE JUNCTION, ARIZONA HOUSING REHABILITATION PROGRAM GUIDELINES As Adopted by the City Council on February 1, 1994 Modified by the City Council on January 17, 1995 Addendum by the City Council on March 21, 1995 Modified by the City Council on June 20, 1995 Modified by the City Council on March 7, 2000 Modified by the City Council on May 15, 2001 Modified by the City Council on February 5, 2002 Modified by the City Council on January 16, 2007 Modified by the City Council on June 5, 2007 Modified by the City Council on November 18, 2008 Modified by the City Council on December 15, 2009 Modified by the City Council on December 6, 2011 Modified by the City Council on January 15, 2013 The City Council of the City of Apache Junction adopts the following Housing Rehabilitation Guidelines to assist the City in administering the City's Housing Rehabilitation Program.This program is intended to provide safe and decent housing to City of Apache Junction residents by offering funding options to assist homeowners with the rehabilitation or modification of their home. PROGRAM PURPOSE (GOALS) 1.Eliminate health and safety hazards in homes; 2.Benefit very low-, low- and moderate -income residents; and 3.Improve neighborhoods and encourage stability. City of Apache Junction Housing Rehabilitation Program Guidelines,page 1 of 27 TABLE OF CONTENTS Program Purpose and Goals 1 Program Design 3 Target Area 3 Eligibility Requirements 3 Property Standards 6 Allowable Work Items 6 Non -allowable Work Items 8 Rehabilitation Assistance Plans 8 Emergency Housing Repair 8 Housing Accessibility 8 Housing Rehabilitation 8 Replacement 9 Permit Fee Fund 9 Deferred Payment/Forgivable Loans 10 Exceptions to the Maximum Allowed 11 Recapture Period 11 Loan Servicing Policy/Subordination 11 Revolving Loan Fund/Program Income 12 Third Party Income Verification 12 Method for Determining After Rehab Value 13 Homeowner Information 13 Contractor Information 16 Housing Maintenance and Homeowner Education 21 Energy Efficiency Guidelines 22 Lead Based Paint Requirements 22 Conflict of Interest 23 Complaint and Grievance Procedures 23 Marketing 24 Staffing and Administrative Review 25 Non -Discrimination 25 Assistance to Applicants 25 Fair Labor Standards 25 Applicable Documents 26 Changes to Program Guidelines 26 Forms 26 City of Apache Junction Housing Rehabilitation Program Guidelines,page 2 of 27 PROGRAM DESIGN The focus of the Housing Rehabilitation Program (hereinafter "HRP") is to increase the life and improve the livability of homes owned by very low-, low- and moderate- income families, by correcting code violations and addressing accumulated deferred home maintenance projects. Funds for the program are primarily provided through the:1)Community Development Block Grant Program ("CDBG") and 2) State Housing Fund ("SHF") including HOME and State Housing Trust Funds as administered by the Arizona Department of Housing ("ADOH"). Owner -occupied housing rehabilitation ("OOHR") assistance to homeowners in the SHF funded portion of the City's HRP may be in the form of deferred payment/forgivable loans. 00HR assistance to homeowners in the CDBG funded portion of the City's HRP may be in the form of grants or deferred payment/forgivable loans. Unless specifically stated to the contrary, comments contained in these guidelines are applicable to both the CDBG and SHF funded portions of the City's HRP. TARGET AREA The program will be open to all full-time permanent residents who live within the incorporated boundaries of the City of Apache Junction, excluding those who live in designated ineligible areas or structures as outlined in the eligibility requirements below. CDBG funds may only be used in the Pinal County portion of the City. ELIGIBILITY REQUIREMENTS To be eligible, the applicant and/or the property to be rehabilitated must meet the following criteria: •Located within the incorporated boundaries of the City of Apache Junction. •Feasible for rehabilitation under the time and monetary constraints of the program. •Owned and occupied by a full-time permanent resident. •Applicants must have a verifiable income that falls below 80% of the area median income as indicated by The US Department of Housing and Urban Development and the State of Arizona —State Housing Fund Program income limits for very low-,low-and moderate -income families.Income guidelines are updated annually. Income verification is valid for a period of City of Apache Junction Housing Rehabilitation Program Guidelines,page 3 of 27 six (6) months. Upon expiration of income verification information, applicants must complete and submit new income verification documentation. Income must be anticipated and verifiable for the next 12 months.Required documentation of income can be found under Third Party Income Verification within this document. •For all programs, specifically the SHF Program, the property owner cannot have assets that total more than $25,000 (e.g. cash, stocks, bonds, money market accounts, IRA, etc.)This is exclusive of the home they live in, two vehicles, and personal property necessary for daily living. •Provide proof of homeowner's insurance. •For the purposes of eligibility, self help or "sweat" equity are not allowable forms of equity. •The current owner must have occupied the structure for at least one (1) year prior to program entry. •Households applying for funding must meet one of the following criteria: 1) be elderly (62 years of age or older); 2) have a disability (a legally recognized physical/mental/emotional condition that limits the performance of daily living skills);or 3)have minor child (ren) age 17 and under related to head of household residing in the residence. •A.R.S. 1-501 and 1-502 requires that all homeowners who receive services under the program shall provide proof of lawful presence in the United States including a sworn affidavit that the required documentation is true under penalty of perjury. •Owner is to complete any recent construction project underway prior to the City's approval of rehabilitation assistance. •Manufactured and mobile homes are deemed eligible contingent upon:1) applicant (s) having owned and occupied both property and dwelling for one (1) year prior to program entry; and 2) the home being permanently attached to a foundation, either as a pre-existing condition or as a work element of the Rehabilitation Program. •Properties in non -conforming zoning, properties located within 1,000 feet of an explosive/flammable operation, properties with open, unresolved building or code compliance cases and homeowners unwilling to follow the City of Apache Junction Program Guidelines,are not generally eligible for rehabilitation under this program. •Homes of historical value may only be eligible upon favorable review by the City of Apache Junction Housing Rehabilitation Program Guidelines,page 4 of 27 State Historic Preservation Office. •Manufactured homes that were built before June 1976 are not eligible to receive housing rehabilitation funding,however they would be eligible for emergency and housing accessibility assistance. •The rehabilitation of dwellings that are located in the 100 -year floodplain are not eligible for participation in the rehabilitation program. •Properties that are classified "non -conforming" are not generally eligible for rehabilitation.However, if the proposed rehabilitation is non-structural and there are no properties waiting to be rehabilitated, nonconforming properties that meet all other eligibility criteria may be considered. •Properties with an open building or code case are generally not eligible for rehabilitation.However if the case is relating to a correctable building condition that HRP funds can correct under the requirements of the program, then the unit will be deemed eligible. •Properties rehabilitated through this program must be free of any encumbrances such as liens or judgments.Properties may be encumbered by a mortgage in first position so long as a financial institution or other such mortgage company holds that mortgage; however, there must be sufficient equity remaining to justify placing a lien for the rehabilitation deferred payment loan in second position.Properties encumbered by mortgages/loans held by individuals or partnerships are not eligible unless a warranty deed is recorded and a lien may be placed on the property. Mortgage payments and insurance premiums must all be current. Is the home located within the city limits of Apache Junction?' ( 1 -Zintune) OA Tag ..cfcgithca0 \ 7 . Do you own your home and land? Is ther,e' someone; who is over the age of 62, under the age of 18, or disabled living 1111=1112P t s p t tWacomLw tionycuai0 ave yo coargi hccab imtior& t v ear? tv ale nrf(3 rag e)gg afiggRe Are you low income and willing to provide documentatio n of income? Click here to view the income limits for program eligibility. City of Apache Junction Housing Rehabilitation Program Guidelines,page 5 of 27 PROPERTY STANDARDS The property standards that must be achieved as a result of assisted rehabilitation are established by the City's Building Codes,the Federal Housing Quality Standards, Arizona Department of Housing's Housing Rehabilitation Standards, the Owner Occupied Housing Rehabilitation Weatherization Standards,and the City of Apache Junction Housing Rehabilitation Program Construction Guidelines. The City's Energy Efficiency requirements incorporate the following standards: BPI/BA Standards, IECC 2009, ASHRAE 62.2-2010, Energy Star, and Standardized Work Specification. ALLOWABLE WORK ITEMS HOME guidelines require that an entire dwelling be brought up to local code; such improvements are eligible under this program. A preliminary property inspection is completed to assist with ensuring homes meet Housing Quality Standards ("HQS") and are safe, sanitary and decent. Priorities have been established for determining the work that will be completed in the eligible homes.The following must also be taken into consideration when determining the priority of items for inclusion in the work -write up (Scope of Work): a)The age and the physical condition of the building; b)The goal of the program (building revitalization or direct benefit); c)Funds available for rehabilitation of each unit; and d)Value of unit after rehabilitation. The following levels are utilized to determine priorities for the HRP: •Level 1:Initial inspection reports must include those items that are included in Level 1. •Level 2: Items included on Level 2 are also considered critical but not as critical as those items in Level 1.Other items are considered less critical and should always be inspected but may not be rehabilitated. •Level 3: The items on List 3 should be reviewed, and where feasible, corrected.These items must also be included whenever substantial rehabilitation is taking place. •Items from all levels must be included in the preliminary inspection report for all construction projects and those where the cost of rehabilitation exceeds 75% of the value of the property. City of Apache Junction Housing Rehabilitation Program Guidelines,page 6 of 27 Level 1 - Items that must be included in the inspection report and must be repaired or replaced: 1.Lead Based Paint Assessment (only on properties built prior to 1978) 2.Hazardous Materials 3.Health and Safety Hazards 4.Stable and Weather Tight Roof 5.Electrical System — the unit must have a minimum 100 -amp electrical service, with no unsafe conditions 6.Plumbing (including hot water) — Must be in good working order and be safe and sanitary 7.Heating and Cooling Systems — must be adequate and safe with a reasonable (three year) useful life 8.Egress in accordance with local health and safety codes 9.Trip Hazard (HQS Standard). Level 2 - Items that must be included in the inspection report and should be repaired or replaced: 1.Structural soundness and integrity (including rotted or deteriorating materials and those impacted by termites and/or other wood -boring insects). 2.Siting of the structure and its relationship to water penetration that may impact structural integrity. 3.Appropriate kitchen facilities including a sink and means of cooling and heating food to healthful standards. 4.If the structure has an attached garage, appropriately -rated fire wall between garage and living areas. The above mentioned items are first priority items that shall be included in every inspection report.These items shall also be included in the Work Write -Ups (funds permitting)and shall receive priority in work to be completed as part of the rehabilitation project. Repair or replacement may take place based on the amount of available resources. Level 3 - Items that must be included in the inspection report and may be repaired or replaced: 1.Debris that may be a fire hazard 2.All existing exposed surfaces painted or sealed and not presenting a health or safety hazard. 3.Cabinetry 4.Finished flooring 5.Repair and replacement of doors and windows not presenting a health or safety hazard. City of Apache Junction Housing Rehabilitation Program Guidelines,page 7 of 27 The above mentioned items shall be included in every inspection report and may be included in the Work Write -Up (funds permitting).These items generally result from deferred maintenance and are considered general improvements. The City wishes to encourage contractors to buy locally whenever possible. NON ALLOWABLE WORK ITEMS None of the program funds shall be used for temporary/long term relocation of applicants during periods of home rehabilitation/repair. REHABILITATION ASSISTANCE PLANS 1. EMERGENCY HOUSING REPAIR PLAN A grant plan that assists homeowners in the elimination of an imminent threat to life, safety or health; the necessary repairs may include,but shall not be limited to: roofs, floor repairs, window/door replacements, and wall and ceiling repairs. The minimum assistance is $1,000 and the maximum assistance is $15,000 per recipient.The grant may address no more than two (2) emergency conditions, unless approved by the Development Services Director, or his/her designee, due to some extenuating circumstances.A structure may be eligible for an Emergency Grant even though it may not meet structural integrity requirements.After a recipient has received services through the Emergency Housing Repair program they may not be eligible to receive additional services until five years after the completion of the project unless the emergency services enable the homeowner to remain in their home until the home can be rehabilitated under the City's Housing Rehabilitation Plan or replaced under the City's Replacement Plan. Additionally, no single owner of a home may receive more than two emergency assistance grants. 2. HOUSING ACCESSIBLITY PLAN A grant or deferred payment/forgivable loan plan that assists homeowners to make residences physically accessible. Assistance can be either structural changes or purchase of durable medical equipment (if it becomes a permanent part of structure) and may include ramps, grab bars, handrails, raised toilets, lowered light switches,automatic door openers,visual alarms, transfer shower benches,and hand held showers. Grants are limited to $ 2,500 per recipient. This program is offered through the City's partnership with Community Action Human Resources Agency (CAHRA) or may be a component of another rehabilitation plan. 3. HOUSING REHABILITATION PLAN A grant or deferred payment/forgivable loan plan that assists homeowners to address safe,sanitary,and decent housing rehabilitation issues.Rehabilitation projects may either be major or minor.Grants and deferred payment/forgivable City of Apache Junction Housing Rehabilitation Program Guidelines,page 8 of 27 loans are limited to a minimum of $1,000 and a maximum as required by the grant from which the funds will be expended, this amount may change each funding year. Mobile/manufactured homes and conventional,site -built homes have different maximum investments. HOME funds can not be utilized in the form of a grant. In the HOME Program, weatherization,emergency repairs,or accessibility projects may be undertaken only if the property is brought up to the State's rehabilitation standards upon completion. When a recipient receives a deferred payment/forgivable loan, no further investment of CDBG or HOME funds can be made on the home until after the recapture period has expired. However, should the recipient receive any housing rehabilitation services in the form of a grant, they may not be eligible to receive additional services until five years after the completion of the project. 4. REPLACEMENT PLAN A grant/deferred payment/forgivable loan plan that assists homeowners with the replacement of unsafe, hazardous living conditions by providing a new manufactured or site -built home. This plan provides a maximum investment as stipulated within each grant from which the funds will be expended. This amount may change each funding year and is intended for the construction of a new home or for the replacement of a manufactured home. HOME funds can not be utilized in the form of a grant. When a recipient receives assistance through HOME funds, no further investment of CDBG or HOME funds can be made on the home until after the recapture period has expired. 5. PERMIT FEE FUND In 2003, the City of Apache Junction created a revenue fund (004-04420-422-225) in order to track and collect permit fees that have been paid for by contractors that are participating in the City's Housing Rehabilitation Program. The fees that were collected were to be used to supplement and support the activities of the City's Housing Rehabilitation Program. These fees are collected in accordance with the City of Apache Junction City Code, Volume I, Chapter 7, Article 4-4 Sections A through I. All relevant fees shall be due payable by the contractor prior to the start of construction on any City of Apache Junction housing rehabilitation project. These fees will be tracked by the Housing Rehabilitation Program Coordinator ("HRPC") and reported to the Finance Director for deposit into the appropriate revenue account. This account will be tracked to ensure accurate balance and expenditures. Eligible expenses to be withdrawn from this account shall be minor repair items that are eligible under the City of Apache Junction's Housing Rehabilitation Program and the adopted Housing Rehabilitation Guidelines. Recipients of these funds, however, must be homeowners that are not eligible under the same guidelines or available funding programs. These repairs must be determined an emergency by the City of Apache Junction Housing Rehabilitation Program Guidelines,page 9 of 27 Program Coordinator. Further, the Coordinator must have found that there is no other funding or community assistance can be located for the homeowner. Eligible homeowners must be either elderly (over the age of 62), disabled, or have children under the age of 18 occupying the home and the total household income must not exceed 80% of the area median income. When an expense is determined to be eligible to be charged to this account, the Coordinator will submit a check request along with an invoice for payment to the finance department. The maximum amount payable toward any project shall be $1,000 unless otherwise approved by the Development Services Director. Replacement A Replacement may be provided to homeowners when the cost to rehabiltate their home exceeds the maximum investment allowable. Replacement homes will be site built homes, where zoning allows for such construction. Manufactured homes may be used as a replacement in areas where zoning does not allow for site built homes. A lien is placed on the home for the extent of the recapture period which is based upon the total investment amount. Emergency Rehabilitation Housing Rehabilitation Eligible Homes 1) Single family homes, manufactured , homes, condos, and townhomes; 2) Pre -1976 manufactured homes; t 3) Manufactured homes affixed to a foundation; 4) Homes with encumbrances e.g. reverse mortgage and liens excluding a first mortgage. Eligible items 1) Acessibility improvements; 2) Health and safety improvements; I 3) Limited to two improvements per grant. ; Assistance Provided Grant not to exceed $15,000 \ Limit assistance to two times per home DEFERRED PAYMENT/FORGIVABLE LOANS Eligible Hornai 1) Single family;; 2) Post -1976 manufactured homes, affixed to a foundation; 3) Condos and town homes; 4) Homes without embumbrances e.g.' reverse mortgage and liens, excluding a first mortgage., Eligible items1 1) Complete rehabilitation of home;] 2) Address all code, health and safety, items;] 3) Incorporate energy efficiency, improvements;I; 4) Accessibility items.] Assistance Provided Deferred Payment Forgivable Loan' Single family home maximum investment $60,000 Manufactured home maximuml investment $20,000' No additional assistance duringl recapture period] A lien is placed on the home for the extent of the recapture period which based upon the total investment amount.1 _J All deferred payment forgivable loans are secured by a lien and promissory note. A percentage of the total assistance provided on forgivable loans will be forgiven on the anniversary date of the execution of the recording of the loan instruments throughout the recapture period, provided that the dwelling unit continues to be occupied by the original occupant or an income qualified immediate family member. The unforgiven balance of the loan shall become due and payable upon the sale of City of Apache Junction Housing Rehabilitation Program Guidelines.page 10 of 27 the property. Properties encumbered by mortgages/loans held by individuals or partnerships are not eligible unless a warranty deed is recorded and a lien may be placed on the property. HOME funds cannot be used in the form of a grant. The HRPC will be responsible for recording the required paperwork as determined by the loan. The lien will be recorded at the Pinal County Assessor's Office and will include applicable administrative costs and a contingency of 10%above the Contractor's Bid. The Deed of Trust will be placed on a tracking system by the HRPC who will track the loan calculating the amount of dollars that will be forgiven as each year passes until the loan has been completely forgiven as outlined in the HRGs.The City will send a letter to the homeowner annually advising the homeowner of the status of their loan,identifying the amount forgiven and the amount that remains on the loan. The City will be no lower than the first position on the lien of the home or second if a financial institution held first position prior to the City recording the loan documents.A letter to the homeowner shall provide a reminder that the City cannot subordinate the loan. EXCEPTIONS TO THE MAXIMUM ALLOWED The Maximum investment for each project is stipulated under each grant program from which the funding is expended. This maximum may change with each funding year.However under no circumstance may the maximum per unit investment exceed that which is determined by the geographic area 221 (d) 3 per unit limits based on the number of bedrooms nor can the after rehabilitation value exceed 95% of the FHA 203 (b) Insuring limits for single family properties. RECAPTURE PERIOD When a recipient elects to receive assistance in the form of a deferred or forgivable loan, a recapture period applies.The recaptured period is based on the amount of funds invested in the assisted unit.Recipients may elect to have a recapture period that is longer than the required period. When a recipient receives a deferred payment/forgivable loan, no further investment of CDBG or HOME funds can be made on the home until after the recapture period has expired. LOAN SERVICING POLICY/SUBORDINATION •Investment of $1,000- [$15,000 \ / ''Investment of $15,001 upsygEog.-$40,000 •Investment of $40,001 - $75,000 \WI/'Investment of $75,001 golgia3 and over After execution of the loan, subordination agreements with lending institutions will not be honored since such practice is lending of City credit in violation of State constitutional law. Properties rehabilitated through this program must be free of any encumbrances such as liens or judgments.Properties may be encumbered by a mortgage in first position so long as a financial institution or other such mortgage City of Apache Junction Housing Rehabilitation Program Guidelines,page 11 of 27 company holds that mortgage; however, there must be sufficient equity remaining to justify placing a lien for the rehabilitation deferred payment loan in second position. Should a refinancing request be made by the homeowner after the rehabilitation work has been completed and a lien has been placed on the structure and the request has been made prior to the end of the recapture period, the lien shall become due and payable upon refinancing to the City. Thus, should the refinance be cash out, the City will require payment in full of the lien. The City will be no lower than first position on the lien of the home.As noted above,the City cannot subordinate the loan in any manner. REVOLVING LOAN FUND/PROGRAM INCOME The City of Apache Junction does not currently have a revolving loan fund. Therefore the City will be tracking all loans.In the event that a house that has received services is sold prior to the end of the recapture period,the City will enforce the repayment of the loan in the amount that remains unforgiven. These funds will then be immediately circulated into the Housing Rehabilitation Program and will be utilized prior to the use of any new grant funds. However when utilizing HOME funds,any recaptured or repaid funds will be returned to the Arizona Department of Housing as retention of HOME funds is not allowed by the Arizona Department of Housing. THIRD PARTY INCOME VERIFICATION Upon receipt of the application, the HRPC will verify eligibility based upon the homeowners income. The definition of income is taken from 24 CFR Part 5. Gross Income will be used to calculate income for all members of the household over the age of 18. Income must be anticipated and verifiable for the next 12 months. Typical required documents to verify income will include, but are not limited to: 1.Bank Statements including checking and savings accounts; 2.Paycheck stubs including tips, commission and bonuses, and overtime; 3.Earned Interest and Assets: This amount is calculated into the income if over $5,000. Eligible assets include but are not limited to Value of Stock, Life Insurance, 401K, interest, CD's, Real Estate, Personal property not including home; 4.Social Security; 5.Welfare Assistance; 6.Alimony and Child Support; 7.Minors Income specifically disability payments; 8.If self employed, must include the past three (3) years income tax returns for net income; 9.Excluded items include earned income from minors (under age 18), full-time student income (ages 18-23), disabled persons' income, and food stamps City of Apache Junction Housing Rehabilitation Program Guidelines,page 12 of 27 Median Income Guidelines HUD updates the Median Income Guidelines on an annual basis. The most current information can be found on the US Department of Housing and Urban Development website. Income Calculator http://www.hud.gov/offices/cpd/affordablehousing/training/web/calculator/calculator. cfm METHOD FOR DETERMINING AFTER REHABILITATION VALUE The FHA 203 (b) insuring limits is utilized when determining the after rehabilitation value. This value cannot exceed 95% of the provided limit and is determined by adding the full cash value and the cost of the rehabilitation. HOMEOWNER INFORMATION Applications are available by mail, in the Development Services office, or obtained from the City's website at www.aicity.net/rehab by the applicant. Eligible applicants will be prioritized on a first come, first served basis, unless the nature of the project constitutes an eminent threat to health or safety, as determined by the Building Inspector. STEP 1: Waiting List Once an application is approved and the homeowner is determined to be eligible to participate in the City's HRP, they will be placed on a waiting list. Homeowner's will be served based on two factors: 1.A First Come - First Serve Basis 2.Based upon the funding availability of the program with which they are eligible. The City has several housing programs. Based on their eligibility they may not qualify for all programs. Applicants can remain on the waiting list for up to 18 months before receiving assistance. The financial information provided with the application is valid for 6 months. Therefore homeowner's may be required to re -submit financial information to re -certify that they are eligible to participate in the program. A typical timeline for services may be: Application is submitted Review of application (eligibility determination)2 months Placed on waiting list up to 1 year Schedule initial meeting to discuss the program 2 months City of Apache Junction Housing Rehabilitation Program Guidelines,page 13 of 27 Schedule home inspection 2 months Determine work write up 2 months Procure contractor 4 months Signed documents/contracts 2 months Construction 3 months Final inspection 1 month STEP 2: Interview When the time has come to receive the benefits of the program an appointment will be scheduled to make a home visit to discuss the details of the program an dsign the Memorandum of Understanding. All homeowners must be present. There are two basic programs in which homeowner's may be eligible. It will be determined which program would best suit their needs once an inspection of the home is completed and a cost estimate is determined. Following are the two programs: 1.Emergency Rehabilitation: This program will address two emergency needs within the home. This program is provided in the form of a grant. Once a homeowner receives this service, they may not be eligible for additional assistance for five years. 2.Housing Rehabilitation: This program will address all the necessary needs within the home under the requirements of the program. Health and safety issues and code compliance will be addressed. This program is provided in the form of a deferred payment loan which will place a lien on the property. A deferred payment loan means that over a given period of time, the loan will be forgiven so long as the homeowner remains in the home as their only and primary residence. Once they receive this service, they may not be eligible for additional assistance until the loan has been forgiven. This recapture period is dependent upon the amount of funds invested into the home. STEP 3: Home Inspection The City will complete an inspection on the home. This inspection will help to determine what items will need to be completed on the home.Below is information to help determine what items are eligible under the requirements of the program. We would like to: Eliminate unsafe and hazardous conditions Improve living conditions and extend the life of the home Make the home accessible for family members with special needs Bring the home to minimum safe property standards and local codes Improve property values in the neighborhood City of Apache Junction Housing Rehabilitation Program Guidelines,page 14 0127 Areas we can provide help include: Electrical Accessibility Plumbing Insulation Heating/Cooling Foundation Roofing Bath facilities Walls Kitchen facilities Painting Hot water Windows/Doors Smoke alarms The program will NOT: Change of colors or styles Cover routine maintenance Make the home look like new STEP 4: Work Write-up and Bid Process After the inspection is completed a work write-up and cost estimates are determined to assist with the procurement of a contractor. The homeowner must approve the project scope prior to procuring a contractor. The City Council has approved guidelines for the HRP and has indicated that when completing the work write-up, the following must be taken into consideration when determining the priority items for inclusion in the work write-up: a)The age and the physical condition of the building; b)The goal of the program (building revitalization or direct benefit); c)Funds available for rehabilitation of each unit; and d)Value of unit after rehabilitation. It is required that all projects competitively procure a licensed contractor to complete the work on the home. The City will assist the homeowner in this process. The following is the process that will take place when procuring a contractor. A notice will be placed on the City's website and in the newspaper advertising a mandatory "pre -bid" meeting to be held at the home. Contractors will arrive on that day along with the Program Coordinator and will walk through the home and the work write up will be discussed. Each contractor will be required to submit a bid to the City of Apache Junction's Office of the City Clerk on the date and time specified in the advertisement. The contractor is not allowed to discuss any compensation with the homeowner. If the contractor has any questions regarding the project and/or the bidding procedures they must contact the HRPC. Once the bids have been received, the City will review the information and determine if the contractor is eligible to participate in the program. There are requirements that each contractor must have in order to be eligible. It is recommended that the lowest responsible bidder be the contractor that is awarded the project. Therefore the homeowner will be notified as to which contractor that is. However the homeowner will be signing the contract with the contractor and as such may select the contractor to complete the work on their City of Apache Junction Housing Rehabilitation Program Guidelines,page 15 of 27 home. It should be noted that if the selected contractor is not the lowest bidder, the homeowner will be required to pay the difference of the bid amounts. Once a contractor is selected all homeowners and the contractor will be asked to come to City Hall and sign the required contract documents. A notice to proceed will be issued after the documents have been executed. No work can begin until this has taken place. STEP 5: Construction The contractor will be issued the notice to proceed and given a time frame to complete the construction on the home. The homeowner is not authorized to make changes to the project scope of work. All requests for changes must come through the City's HRPC. STEP 6: Final Inspection The City will not release payment to the contractor until a final inspection has been completed on the home and the homeowner and City have signed off on the work completed. All concerns should be discussed during this final walk through with the contractor. Although there is a warranty on their workmanship, it is important to discuss any concerns as soon as possible. CONTRACTOR INFORMATION Energy Audit Prior to creating the work write up, the City will request from a BPI certified contractor to complete an Energy Audit on the home (See Energy Efficiency Guidelines). The results of the audit will be incorporated into the work write up. Work Write-up After the application has been received, the information verified and funding is available, the Program Coordinator will make an inspection of the property and prepare a work write-up and cost estimate.The Program Coordinator and homeowner will thoroughly discuss the work to be done.Once the project scope is approved by the homeowner,the City will competitively procure a qualified contractor that meets all of the procurement requirements of the City and the Arizona Department of Housing. Work write-ups will be completed by the Program Coordinator.Specific building materials and building methods will be left up to the discretion of the Program Coordinator but must meet ICC Standards. The City of Apache Junction Housing Rehabilitation Construction Guidelines will provide guidance on preparing the project scope. The Program Coordinator will provide a rehabilitation cost estimate based on available information from recent projects completed.All new City Of Apache Junction Housing Rehabilitation Program Guidelines,page 16 of 27 construction that requires substantial repair (more than 50%) of a system must meet the City's current building codes upon completion.The rehabilitated home should at a minimum meet Section 8 Housing Quality Standards and/or all City Building Codes, whichever is more restrictive, shall govern. The City wishes to encourage contractors to buy locally whenever possible. Request for bids An advertisement will be placed in the Arizona Republic a minimum of fourteen (14) days prior to the bid opening and/or an email notification will be sent to contractor's listed on the Housing Rehabilitation Program's Bid List. The City will require bids from two or more licensed contractors to complete the work. Contractors will be required to meet all City of Apache Junction and Arizona Department of Housing requirements to be eligible to be awarded a contract. Requirements include a current City Privilege Tax License;a valid contractor license from the State of Arizona, listed on the Registrar of Contractors website and hold valid insurance. Additionally, any contractor participating in the rehabilitation program must be verified as being eligible to receive federal funds. The City of Apache Junction encourages minority contractor participation in all projects to include Disadvantaged Business Enterprises e.g.Small Business Enterprises,Minority -owned Business Enterprises,and Women -owned Business Enterprises. Project walk-thru A mandatory pre -bid meeting will be scheduled prior to the acceptance of the bids to invite all potential contractors to the project site to review the project scope in order to offer an accurate quote. The pre -bid meeting will also be utilized to answer questions and offer information to the contractors and property owner.The contractor may not contact the homeowner prior to this meeting. Proposal submissions Proposals must be submitted on the date provided in the request for bids.All proposals must be submitted in a minimum 8 1/2"x 11" letter sized envelope with the words "Sealed Bid Residential Rehab" along with the address, and the name of the owner of the project being bid.This must be clearly printed on the face of the envelope. In addition, the name of the firm submitting the bid must be listed on the face of the envelope.Failure to comply with the requirements of this paragraph will result in such a bid being considered invalid and returned unopened to the sender. All bidders will be notified in writing of the bid awards. City of Apache Junction Housing Rehabilitation Program Guidelines,page 17 of 27 Addend urns All addendums will be sent to interested bidders a minimum of 3 days prior to the bid opening. Any changes in the finalized work write-up or specifications must be agreed upon in writing and signed by both the Homeowner and the Housing Rehabilitation Program Coordinator before they become effective. No change orders will be approved or paid if the work was completed prior to signed approval by the Program Coordinator. Change orders shall not exceed 10% of the total bid price unless the additional work was requested by the Program Coordinator. No side agreements between Contractor and Homeowner will be allowed. Codes and Standard Specifications The contractor is responsible for knowledge of the City's building codes. All work must conform to Apache Junction Building Codes and/or meet approved Uniform Building Codes unless otherwise specified in writing. The property standards that must be achieved as a result of assisted rehabilitation are established by the City's Building Codes, the Federal Housing Quality Standards and the Arizona Department of Housing's Housing Rehabilitation Standards, the Owner Occupied Housing Rehabilitation Weatherization Standards,and the City of Apache Junction Housing Rehabilitation Program Construction Guidelines. The City's Energy Efficiency requirements incorporate the following standards: BPI/BA Standards, IECC 2009, ASHRAE 62.2-2010, Energy Star, and Standardized Work Specification. Privilege Tax License The contractor and all subcontractors must have an Apache Junction City privilege tax license prior to beginning work after being awarded a contract for services. Subcontractors must be named on the Contractor Bid Proposal. Bid Award Bid awards are done by the homeowner; however the City of Apache Junction's Housing Rehabilitation Program will recommend the lowest most responsible and responsive bidder. The City of Apache Junction's Housing Rehabilitation Program reserves the right to reject any and/or all bids for reasons included but not limited to the following: City of Apache Junction Housing Rehabilitation Program Guidelines,page 18 of 27 1.The contractor is not licensed or his license is suspended or has been barred from federal procurement or no procurement programs. 2.The contractor is not able to proceed with the project in a timely manner, has failed to complete past projects in a timely or workmanlike manner or has failed to respond appropriately to requests for warranty service. 3.The bid submitted is more than 15% above or below the estimate and may not be able to complete the project for this amount. 4.The Contractor has failed to provide lien waivers as required below or has had mechanic's liens filed by suppliers or subcontractors on past projects. 5.Bidding forms are improperly filled out, incomplete or not using the correct bidding forms provided. Owner Bid Rejection The owner may reject any or all bids without cause subject to the following provisions: 1.The owner may choose to reject the lowest bid and select a contractor other than the lowest bidder if the owner is willing to provide from his own funds an amount equal to the difference between the low bid and the selected bid. 2.The owner may reject all bids at any time up to three working days after the contract is closed. The contract will be between the homeowner and the contractor.However the contractor and homeowner may not discuss the award or non -award of the project until the City has completed the required procurement process. The City will serve only as an administrator/financier to the contract. The contractor must be a licensed contractor in the State of Arizona, hold a City business license, be in good standing with the Registrar of Contractors, and not appear on the excluded parties listing. Delays in Awarding Contract Generally the contract will be closed and the work will begin within thirty (30) days of the date of bid submission. If thirty days has passed and no contract is signed, the Contractor may honor the original bid or withdraw the bid. If the Contractor chooses to withdraw the bid, the project will be offered to the next qualified low bid or a new bid process will begin. The Housing Rehabilitation Program Coordinator reserves the right to negotiate any bid. Notice to Proceed The Notice to Proceed will issued by the City of Apache Junction's Housing Rehabilitation Program which will identify the start date. All construction must begin within seven (7) days. A pre -construction conference will be held between the homeowner, the contractor City of Apache Junction Housing Rehabilitation Program Guidelines,page 19 of 27 and Program Coordinator to discuss work items,furniture moving,and other questions in need of clarification. All contractors will be required to secure a building permit from the City and post it at the site. Quality of Work Provided General Contractors, sub -contractors and their employees qualified to perform the installations for which they are responsible shall perform all work in a quality workmanlike manner.The job site is considered a federal location and must, at all times, be free from an individual chemical use. All moved or effected equipment shall be returned to a completely functional nature. The Contractor will make provisions for the fact that Owners will, at all times, occupy this dwelling the course of construction and need basic services at day's end. Permits The permit application for the project is prepared and submitted by the Contractor. The Building Permit will be issued upon receipt of payment from the Contractor. The permit must be picked up before beginning any work on the property. Follow the Building Department's procedures for scheduling inspections. The Contractor is responsible for all necessary inspections of the property. Clean-uP The job site should be thoroughly cleaned during and upon completion of the project. All construction debris of every sort should be removed along with other debris that may have been on the property or collected during the work. Compact, grade and rake any area disturbed by construction for proper drainage. Construction debris is to be hauled to the landfill and disposed of in accordance with all local ordinances. Under no condition is debris to be left in the ally for City pick- up. Timely Manner Work should proceed in diligent manner after start-up.Progress inspections will be made almost daily.While material or subcontractor delays are sometimes unavoidable, extended periods without progress or repeated unnecessary delays in completing a project may constitute grounds for rejecting future bids.The contractor is expected .to complete the job within 45 days from the notice to proceed.There is a one-year warranty on workmanship and materials. Owner Selections The homeowner is allowed to select the following items: 1.One interior paint color 2.Exterior wall and trim color City of Apache Junction Housing Rehabilitation Program Guidelines,page 20 of 27 3.Counter top 4.One carpet color 5.One floor tile (grout to be sealed) The contractor must supply the homeowner with a minimum of three (3) color samples. Payment No payments shall be made to the contractors without written approval from the Program Coordinator and the homeowner,with the exception of disputed discrepancies which may be resolved and paid with the signature of the Program Coordinator.The Program Coordinator will monitor all rehabilitation work during construction.If progress payments are called for in the contract, the homeowner and the Program Coordinator will make an inspection of the work outlined in the work write-up scheduled for completion before a progress payment will be made. A contractor may request a 50% draw when one-half of the contracted work is completed and a 40% draw when 90% if the work is completed.The City will hold 10% retention for up to thirty (30) calendar days at the end of the contract to cover closeout contingencies.The contractor must submit all lien waivers, warranties/guarantees prior to the release of the 10% retention. Warranties and Owners Manuals The contractor shall warrant all work for a period of two (2) years or more, exclusive of the manufacturer's warranty, from the date on the approval of the final inspection, which will be signed by the homeowner and the Program Coordinator.Major systems or items necessary to make the property meet code should be analyzed on the basis of a three year life expectancy. Major systems include: roofs, heating, cooling, plumbing, water heaters, and electrical components. When included in a project, warranties for all items such a new appliances/hot water heaters shall be given to the Program Coordinator by the contractor(s). All warranties will be provided to the homeowner. Final Inspection After the contractor has passed all permit inspections from the Building Department, please inform the Program Coordinator so that a final inspection can be scheduled. Approval of the work by the City Building Inspector does not constitute acceptance of the workmanship by the Housing Rehabilitation Program or the Homeowner. Upon the homeowner's acceptance of the work completed, final payment will be issued after final invoice and lien waiver are presented to the Housing Program Coordinator. Final payment can be expected within 30 days of work completion and successful final inspection. City of Apache Junction Housing Rehabilitation Program Guidelines,page 21 of 27 In the event of any dispute between the owner and the contractor concerning the completion of rehabilitation, the HRPC will work with both parties to negotiate a satisfactory solution.If a solution cannot be arrived at, a grievance can be filed as outlined below. HOUSING MAINTENANCE AND HOMEOWNERSHIP EDUCATION In addition to warranty brochures, information will be provided to the homeowner to include but not limited to: •Energy Checklist (Salt River Project); •Energy Savers (Southwest Gas on behalf of the US Department of Energy); •Energy Savings Guide (Salt River Project); •Home Care (City of Apache Junction); •Safety Checklist (Home Safety Council); The HRPC and Contractor shall conduct training in the home to instruct the homeowners on the new equipment, appliances and general housing maintenance counseling on items that had' been installed in the home. The City will counsel each homeowner in budgeting necessary to complete house payments, maintenance and upkeep. The City's Housing Program also provides a Housing Programs and Services Newsletter on a quarterly basis for all housing rehabilitation program recipients. Homeownership Counseling is currently provided by the Arizona Department of Housing and/or their designee. ENERGY EFFICIENCY GUIDELINES The HRPC will write the bid specifications to include energy efficiency measures as required by the Arizona Department of Housing Owner Occupied Housinc Rehabilitation Weatherization Standards.Detailed information pertaining to the Energy Efficiency requirements can be found in the City's Housing Rehabilitation Program Construction Guidelines. The City's requirements incorporate the following standards:BPI/BA Standards, IECC 2009,ASHRAE 62.2-2010,Energy Star,and Standardized Work Specification. LEAD BASED PAINT REQUIREMENTS/ PRE -1978 HOUSING On September 15,1999,HUD published a Final Rule at 24 CFR Part 35 to implement new regulations with regard to lead -based paint in compliance with the Residential Lead -Based Paint Hazard Reduction Act of 1992.This Rule was effective on September 15, 2000.ADOH received permission from HUD to defer implementation of this Rule until January 10, 2002. City of Apache Junction Housing Rehabilitation Program Guidelines,page 22 of 27 As of January 10, 2002, any CDBG or HOME awards made by the ADOH after January 10, 2002, and used to fund housing rehabilitation projects are required to comply with these lead -based paint requirements.However,CDBG or HOME awards made by the ADOH before January 10, 2002, and used to fund housing rehabilitation projects, whether or not the actual projects have been started, will not be subject to these requirements.In order to comply and implement these lead- based paint requirements,the HRP shall use as guidance the ADOH Housing Bulletin #1 issued by the Office of Housing Development ("OHD") on December, 2001.The HRP shall specifically adhere to the evaluation,disclosure,work requirements, and clearance procedures contained in this Bulletin.Any interim control or abatement procedures of lead -based paint hazards as prescribed by HUD requirements shall be included in the scope of work.The HRP shall also attempt to obtain lead -based paint general liability insurance for lead -based paint hazards and encourage contractors to secure lead -based paint hazard liability insurance. The HRPC will provide the homeowner with the EPA/HUD Pamphlet "Protect Your Family from Lead in Your Home".The HRPC shall also provide the homeowner with the Lead Based Paint Notification for the homeowner's review and signature. The HRPC shall specifically review the notification form with the homeowner and make every effort to ensure the homeowner is aware of the hazards and ways to avoid lead based paint poisoning.The executed notification is retained in the homeowner/client's file and a copy is provided to the client.If lead based paint hazards are identified and treated by a certified lead based paint risk Assessment Company,the HRPC shall meet with the recipient and discuss the findings contained in a Risk Assessment Report.The recipient shall also sign off on the report to reflect that the findings contained in the Risk Assessment Report were explained and discuss with the recipient.The Risk Assessment Report shall then become a part of the recipient's file. All brochures regarding lead -based paint hazards are available in alternate format for non-English Spanish speaking persons upon request. CONFLICTS OF INTEREST 1)Any person who is an employee,agent,consultant,officer,or elected or appointed official of the City may not obtain a personal or financial interest or benefit from this activity, nor may they have an interest whatsoever, however remote, in a contract, subcontract or proceeds either for themselves, their family or business ties during their tenure, or for one year thereafter. 2)No contract will be awarded to a contractor who is related,or whose employee is related to the applicant by blood or marriage. Upon written request to the HRP in care of the Apache Junction Development Services Department, the Development Services Director, or his/her designee, will City of Apache Junction Housing Rehabilitation Program Guidelines,page 23 of 27 determine if a conflict exists. COMPLAINT AND GRIEVANCE PROCEDURE Applicants,Program participants,or contractors may initiate a complaint by submitting concerns in writing to the City of Apache Junction Development Services Director, or his/her designee, at 300 East Superstition Boulevard, Apache Junction, Arizona 85119. The Development Services Director,or his/her designee,is responsible for receiving, reviewing, and responding to all complaints including prequalification of applicant or contractor qualification. The City must issue a written response to any complaint within ten (10) working days of receipt. If unsatisfactory to the complainant, a written appeal of the City's response shall be filed within ten (10) working days of receipt of the City's response. Appeals shall be made to the City Manager,by sending such appeal to 300 East Superstition Boulevard, Apache Junction, Arizona, 85119 Attn: City Manager.The City Manager shall be the final administrative decision maker. Further judicial appeals shall be in accordance with A.R.S. Title 12, 12-901. Assistance from the City in preparing a grievance is available at no charge if needed due to either a disability or language limitation. Assistance will be provided through the Development Services Department at (480) 474-5090 TDD (480) 983- 0095; FAX (480) 474-5102 or 300 East Superstition Boulevard, Apache Junction, Arizona 85119. MARKETING The Housing Rehabilitation Program will be marketed using the following media: Brochures,Flyers, City of Apache Junction Website, the Housing Programs and Services Newsletter, The Citizen (Parks & Recreation Publication), City of Apache Junction's Cable Channel,and local newspapers including AJ News and the Independent. Direct marketing to neighborhoods may also be conducted by mailing a postcard to residents within a targeted area notifying them of the City's programs. Distribution of marketing materials will be through a local network of human/social services agencies and at general posting locations throughout the City which include but are not limited to the outlets below: Human/Social Service Agencies TRIAD Pinal County Housing Neighborhood Watch Groups Pinal County Volunteer Center City of Apache Junction Housing Rehabilitation Program Guidelines,page 24 of 27 CAAFA ABIL Salvation Army Apache Junction Food Bank Project Help Apache Junction Senior Center CAAG RSVP Program CAHRA Area HOA's Boy's and Girl's Club HOPE Women's Center Apache Junction School District Apache Junction Community Development Corporation Apache Junction Chamber of Commerce Central Arizona Council on Development Disabilities City of Apache Junction Victim Assistance (Police Department) City of Apache Junction Victim Advocate (City Attorney's Office) Superstition Mountain Mental Health Center Posting Locations City Hall Library Parks and Recreation Multigenerational Center The City will make every effort to accommodate persons with disabilities and non- English speaking persons.See the section entitled Assistance to Applicants for additional information. STAFFING AND ADMINISTRATIVE REVIEW All administrative and supervisory work will be done by City Staff.Procedures to protect applicants, HRP participants, and contractors are outlined in the sections entitled Complaint and Grievance Procedure and Non -Discrimination. The City of Apache Junction's HRPC will be responsible for the following: application intake; income verification; case management; contractor procurement; change order approvals; and final inspection. ICrty Manager F r '77 7 -7 11 Revenue Dev ; -Manager tRgtaiigei C1J7=7 Program Coordinator The HRPC can be reached at 300 East Superstition, Apache Junction, Arizona 85119.The HRPC can also be contacted at (480) 474- 5090 or TDD (480) 983-0095. NON DISCRIMINATION The City of Apache Junction, or any of its sub recipients, do not discriminate in any activity on the basis of race, color, religion, sex, disability, familial status, or national origin. City of Apache Junction Housing Rehabilitation Program Guidelines,page 25 of 27 The City of Apache Junction is an Equal Opportunity Employer, Minority Contractors participation is encouraged DBE/MBE/VVBE. A copy of the City's Equal Employment Opportunity Policy is available on-line at http://www.ajcity.net/index.aspx?nid 556. ASSISTANCE TO APPLICANTS Should an individual need assistance in preparation of an application, assistance will be provided, at no charge, through the Development Services Department. The Department can be reached at 300 East Superstition, Apache Junction, Arizona 85119.Assistance can also be requested at (480) 474-5090 or TDD (480) 983- 0095.Applicants may request assistance because of a:1) physical/mental/emotional disability or 2) limited ability to speak/read English. FAIR LABOR STANDARDS The provisions of the FLSA are not applicable to the rehabilitation of single family homes under this program. APPLICABLE DOCUMENTS The City's HRP uses guidance from the following sources of information pertaining to the administration of the HRP: 1)Arizona Department of Housing Owner Occupied Housing Rehabilitation Standards 2)United States Department of Housing and Urban Development Housing Quality Standards. 3)United States Environmental Protection Agency Information regarding Lead Based Paint. 4)Arizona Department of Housing, State Housing Fund Program Summary and Application Guidelines. 5)Arizona Department of Housing Community Development Block Grant Handbooks. 6)Arizona Department of Housing Owner Occupied Housing Rehabilitation Weatherization Standards. 7)City of Apache Junction City Ordinances and adopted Building Codes. 8)City of Apache Junction Housing Rehabilitation Program Construction Guidelines. CHANGES TO HOUSING REHABILITATION PROGRAM GUIDELINES The Housing Rehabilitation Program Guidelines are generally adopted with revisions annually,however should an emergency change within the Housing Rehabilitation Guidelines as adopted by the City Council be required throughout the program year, the Mayor shall submit a letter in writing to the Arizona Department of Housing ten (10) days prior to the change coming into effect. City of Apache Junction Housing Rehabilitation Program Guidelines,page 26 of 27 FORMS A complete packet of forms utilized by the City's Housing Rehabilitation Program are available upon request. Below is the listing of those forms. Form Form Application which includes:Owner Acceptance of Work Write Up Authorization for Release of Info.Contractor Participation Statement Verification of Employment Contract between Contractor and Owner Affidavit of Non -Income Owner's Color Preference Verification Declaration of Citizenship Change Orders Income Verification Determination Sheet Final Acceptance of Work Completed Memorandum of Understanding:Final Invoice and Waiver of Lien Certification of Principal Residence Truth In Lending Form Federal Assistance Notice Memorandum of Understanding Complaint and Grievance Procedure Right of Rescission Disclaimer Promissory Note Development Services Due Diligence Deed of Trust Work Write Up including cost estimates Release of Lien City of Apache Junction Housing Rehabilitation Program Guidelines,page 27 of 27