Source: https://www.sos.state.tx.us/texreg/archive/October272017/Adopted%20Rules/10.COMMUNITY%20DEVELOPMENT.html
Timestamp: 2018-09-21 12:23:37
Document Index: 430595854

Matched Legal Cases: ['§24', '§24', '§24', '§24', '§24', '§24', '§24', '§24', '§24', '§24', '§24', '§2306', '§2306', '§24', '§2306', '§2306', '§26', '§2306', '§26', '§26', '§26', '§26', '§26', '§26', '§26', '§26', '§26', '§26', '§26', '§2306', '§26', '§26', '§26', '§2306', '§2306', '§2306', '§2306', '§26', '§26', '§26', '§26', '§26', '§26', 'art 1', '§20', '§26', '§26', '§501', '§1', 'art 1', '§26', '§26', '§26', '§1', '§504', '§26', '§26']

CHAPTER 24. TEXAS BOOTSTRAP LOAN PROGRAM RULE
10 TAC §§24.1 - 24.3, 24.5, 24.6, 24.8 - 24.13
The Texas Department of Housing and Community Affairs (the "Department") adopts amendments to 10 TAC Chapter 24 Texas Bootstrap Loan Program Rule, §24.1, Purpose; §24.2, Definitions; §24.3, Allocation of Funds; §24.5, Program Activities; §24.6, Prohibited Activities; §24.8, Criteria for Funding; §24.10, Owner-Builder Qualifications; §24.11, Types of Funding Transactions; §24.12, Property Guidelines and Related Issues; and §24.13, Nonprofit Owner-Builder Housing Program Certification, without changes to the text as published in the August 11, 2017, issue of the Texas Register (42 TexReg 3927). Section 24.9, Program Administration, is adopted with changes to the proposed text and is published below.
REASONED JUSTIFICATION. The purpose of amending the Texas Bootstrap Loan Program Rule is to integrate changes made by the 85th Texas Legislature via House Bill 1512, add missing definitions, correct capitalization, simplify wording, and eliminate duplication of underwriting rules already stated in the Single Family Programs Umbrella Rule 10 TAC Chapter 20.
SUMMARY OF PUBLIC COMMENTS AND STAFF RECOMMENDATIONS. The Department accepted public comments between August 11, 2017, and September 11, 2017, and no public comments were received. Staff recommends the adoption of the amended rules as published in the August 11, 2017, issue of the Texas Register.
STATUTORY AUTHORITY. The amendments are adopted pursuant to Texas Government Code §2306.053, which authorizes the Department to adopt rules and §2306.752, which requires the Department to establish, operate, monitor and fund an Owner-Builder Loan Program to enable Owner-Builders to purchase or refinance real property on which to build new residential housing or improve existing residential housing.
§24.9.Program Administration.
(a) Pursuant to §2306.754(b), the Department shall not exceed $45,000 in household assistance for any Texas Bootstrap Loan Program loan. If it is not possible for an Owner-Builder to purchase necessary real property and build or rehabilitate adequate housing for $45,000, the Owner-Builder must obtain the additional amounts necessary from other sources, which may include other types of Department funds with the exception of other State Housing Trust Funds.
(b) The Department shall make loans for Owner-Builder applicants to enable them to:
(c) Upon approval by the Department, the Participant shall enter into, execute, and deliver to the Department the Loan Origination Agreement. The Department may terminate the Loan Origination Agreement in whole or in part if the Participant has not performed as outlined in the Program Rule, NOFA, Loan Origination Agreement, and/or Program Manual.
(d) In the event the Department has additional funds in the same funding cycle, the Department, with Board approval, will distribute funds in accordance with this chapter.
(e) If the Owner-Builder Applicant qualifies for the Program, the Department will issue an Applicant eligibility letter which reserves up to $45,000 in funds for twelve (12) months from the date of the Applicant eligibility letter. Owner-Builder Applicant will not be required to re-qualify if the Owner-Builder Applicant closes by the expiration date on the Applicant eligibility. Otherwise, the Owner-Builder Applicant must re-qualify for the Program and the Department may grant an extension of up to 90 days from the expiration date on the original Applicant eligibility letter. If the Owner-Builder Applicants fails to close on the loan after the extension is granted the Reservation and/or loan will be cancelled.
(f) Roles and responsibilities for administering the Program Contract. Participants are required to:
(1) qualify potential Owner-Builders for loans;
(2) provide Owner-Builder homeownership education classes;
(3) supervise and assist Owner-Builders to build and/or Rehabilitate housing;
(4) facilitate loans made or purchased by the Department under the Program; and
(5) implement and administer the Program on behalf of the Department.
(g) Loan Servicing Agreement. If the Participant wishes to service the loans originated on behalf of the Department it must obtain prior approval and enter into a Loan Servicing Agreement with the Department.
(h) First Year Consultation Agreement. The Participant agrees that if notified by the Department that Owner-Builder has failed to make a scheduled payment due under the Program loan, or other payments due under the Program loan documents, within the first twelve (12) months of funding, the Participant will be required to meet with the Owner-Builder and provide counseling and assistance until the payments are made current. After consultation and in the event that the Department and Participant are not able to bring the Program loan current as required under this chapter, the Department in accordance with its administrative rules may apply appropriate graduated sanctions leading up to, but not limited to, deobligation of funds and future debarment from participation in the Program.
(i) Administrative Fee. The Participant will be granted a 10 percent administration fee upon completion of the house and funding of each Mortgage loan.
(j) Blueprints. If Participant's activity is interim or residential construction, Participant must provide an original copy of the proposed blueprints to be approved by the Department prior to accepting applications. Blueprints must include the required construction requirements pursuant to Texas Government Code, §2306.514, and be prepared and executed by an architect or engineer licensed by the state of Texas.
(k) Work Write-up. If Participant's activity is rehabilitation, Participant must submit work write-ups and cost estimations for Department approval prior to construction.
(l) Loan Program requirements. The Department may purchase or originate loans that conform to the lending parameters and the specific loan Program requirements as described in paragraphs (1) - (7) of this subsection:
(1) maximum Texas Bootstrap Loan Program loan amount shall not exceed $45,000. If it is not possible for an Owner-Builder to purchase necessary real property and build or rehabilitate adequate housing for $45,000, the Owner-Builder must obtain the additional amounts necessary from other sources, which may include other types of Department funds with the exception of other State Housing Trust Funds.
(2) minimum Loan amount is $1,000;
(3) may not exceed a term of thirty (30) years;
(4) minimum loan term of five (5) years;
(5) zero (0) percent non-interest loans;
(6) when refinancing a Contract for Deed, the Department will not disburse any portion of the Department's loan until the Owner-Builder receives a deed to the property;
(7) Owner-Builder must have resided in Texas for the preceding six (6) months prior to the date of loan application.
(m) Loan Assumption. A Program loan is assumable if the Department determines that the Owner-Builder Applicant complies with all Program requirements in effect at the time of the assumption.
(n) Forgivable Loan. The term for a Forgivable Loan may not exceed 15 years from the date of closing.
TRD-201704144
Beau Eccles
Proposal publication date: August 11, 2017
For further information, please call: (512) 475-4828
CHAPTER 26. TEXAS HOUSING TRUST FUND RULE
10 TAC §§26.1 - 26.7
The Texas Department of Housing and Community Affairs (the "Department") adopts the repeal of 10 TAC Chapter 26, Texas Housing Trust Fund Rule. The rule is adopted for repeal in connection with the adoption of new 10 TAC Chapter 26, Texas Trust Fund Rule, which was published concurrently in the August 11, 2017, issue of the Texas Register (42 TexReg 3943).
REASONED JUSTIFICATION. The repeal of 10 TAC Chapter 26, Texas Housing Trust Fund Rule, will allow for the concurrent adoption of new 10 TAC Chapter 26, Texas Housing Trust Fund Rule.
STATUTORY AUTHORITY. The repeal is adopted pursuant to Tex. Gov't Code §2306.053, which authorizes the Department to adopt rules.
The repeal affects no other code, article, or statute.
TRD-201704145
The Texas Department of Housing and Community Affairs (the "Department") adopts new 10 TAC Chapter 26, Texas Housing Trust Fund Rule. These new rules are being adopted concurrently with the repeal of existing 10 TAC Chapter 26, Texas Housing Trust Fund Rule, with changes being made in response to public comments to the proposed text as published in the August 11, 2017, issue of the Texas Register (42 TexReg 3944).
REASONED JUSTIFICATION. The new rules update and clarify applicability of the Rule to the Texas Bootstrap Loan Program and the Amy Young Barrier Removal Program; improve readability through the re-ordering of phrases and sections; remove frequent references to Notices of Funding Availability and Program Manuals; and further delineate program guidelines for the Amy Young Barrier Removal Program with regard to purpose, definitions, geographic dispersion of funds, administrative requirements, reservation system requirements, household eligibility, property eligibility, construction requirements and project completion requirements.
SUMMARY OF PUBLIC COMMENT AND STAFF RECOMMENDATIONS. The public comment period was from August 11, 2017, through September 11, 2017. Comments were accepted in writing and via email, with comments received from: (1) Robb Stevenson of Equity Community Development Corporation, (2) Luis Chavez of Fort Bend Community Revitalization Projects, (3) Charles Cloutman of Meals on Wheels Central Texas, and (4) Raimund Gideon of Habitat for Humanity of Smith County.
§26.22. AMY YOUNG BARRIER REMOVAL PROGRAM GEOGRAPHIC DISPERSION.
COMMENT SUMMARY: Commenter 4 stated that 90 days is too lengthy a period for each geographic category to access funds (rural and urban subregions first, then state region second, then concluding with one state-wide pool). Commenter 4 suggested a shorter time frame for prompt completion of projects and time in between funding years to identify new clients.
STAFF RESPONSE: Ninety days is the estimated amount of time needed for an eligible entity to submit an application to become an Administrator, conduct marketing and application intake, and ultimately access funds. Releasing funding in phases, with ample time to conduct program activities, promotes geographic dispersion of program funds to places that are historically underserved by the program. No changes to this section of the rule will be made in response to this comment.
§26.25(c) AMY YOUNG BARRIER REMOVAL PROGRAM HOUSEHOLD ELIGIBILITY REQUREMENTS.
COMMENT SUMMARY: Commenter 1 suggested that when calculating a program participant's liquid assets, the full appraised value of real property that is not a principal residence be excluded from the calculation.
STAFF RESPONSE: Utilizing the local appraisal district's market value for any real property that is not a principal residence is the simplest method to account for liquid assets. This method can be consistently applied across the state and treats assisted households equally. No changes to this section of the rule will be made in response to this comment.
§26.26(a) AMY YOUNG BARRIER REMOVAL PROGRAM PROPERTY ELIGIBILITY REQUREMENTS.
COMMENT SUMMARY: Commenter 4 suggested clarification of eligibility of property in which the owner of record is deceased but heirs reside on the property.
STAFF RESPONSE: Staff agrees and has revised an adjacent section, §26.26(b)(3), accordingly. The new rule (revision in italics) is "(3) If the property is family-owned but the owner of record is not a Household member (or is deceased), the Department may consider it a renter-occupied unit on a case by case basis."
§26.26(b)(1) AMY YOUNG BARRIER REMOVAL PROGRAM PROPERTY ELIGIBILITY REQUREMENTS.
COMMENT SUMMARY: Commenter 1 stated that, in the case of renting households, it is problematic to require that all household members be listed on the lease because lease formats can vary.
STAFF RESPONSE: Staff agrees and has revised §26.26(b)(1) accordingly. The new rule (revision in italics) states "(1) In rental units, all Household occupants, including the Person with Disability, must be named on the intake application and Household Income Certification."
§26.27(c)(2) Amy Young Barrier Removal Program Construction Requirements.
COMMENT SUMMARY: Commenter 4 suggested that accessibility modifications be made with consideration of the design standards established by the 2012 Texas Accessibility Standards instead of the 2010 standards under the of the American with Disabilities Act.
STAFF RESPONSE: Using the 2010 Standards for Accessible Design of the American with Disabilities Act as a guideline for the design of Amy Young Barrier Removal Program projects allows for a more uniform way of establishing standards and implementation across the State. The Texas Accessibility Standards are only equivalent for compliance with Title III of the ADA while 2010 ADA complies with Title II. No changes to this section of the rule will be made in response to this comment.
§26.27(d)(3) Amy Young Barrier Removal Program Construction Requirements.
COMMENT SUMMARY: Commenter 1, Commenter 2, and Commenter 4 suggested clarification or elimination of the phrase "inadequate, faulty or damaged systems".
STAFF RESPONSE: Staff agrees and has revised §26.27(d)(3) accordingly. The new rule (revision in italics) is "(3) Because of the essential nature of the elimination of certain life-threatening hazards, the percentage of Project Hard Costs budget devoted to eliminating life-threatening hazards and correcting unsafe conditions in the housing unit may exceed 25% if the work write-up and cost estimation includes the correction of inadequate, faulty, damaged or absent: emergency escape, rescue openings and fire egress; ground fault circuit interrupters (GFCI); arc fault circuit interrupters (AFCI); and smoke, fire and carbon monoxide detection/alarm systems. The combination of the correction of these certain life-threatening hazards with the correction of any other unsafe conditions cannot exceed 40% of Project Hard Costs budget."
§26.27(d)(4) Amy Young Barrier Removal Program Construction Requirements.
COMMENT SUMMARY: Commenter 3 stated that requiring properties to be completely free of unsafe conditions upon project completion limits the feasibility of the program in rural areas, where leveraged funding opportunities are scarce. Commenter 3 stated that such a requirement merits increasing the maximum program grant amount per household.
STAFF RESPONSE: The primary purpose of the program is to increase housing accessibility, and the secondary purpose is to address health and safety repairs (the budget for which is limited to 25% of the total Project Hard Costs budget). Other funding sources should be utilized to address life-threatening hazards and unsafe conditions if these repairs exceed limitations under the AYBR program. No changes to this section of the rule will be made in response to this comment.
SUBCHAPTER A. GENERAL GUIDANCE
10 TAC §§26.1 - 26.6
STATUTORY AUTHORITY. The new rules are adopted pursuant to Tex. Gov't Code §2306.053, which authorizes the Department to adopt rules.
The new rules affect no other code, article or statute.
§26.1.Purpose.
This chapter clarifies the administration of the Texas Housing Trust Fund Program (HTF). The HTF provides loans, grants or other comparable forms of assistance to income-eligible individuals, families and households. The HTF is administered in accordance with Texas Government Code, Chapter 2306, Chapter 20 of this Title (relating to Single Family Programs Umbrella Rule), and Chapter 24 of this Title (relating to Texas Bootstrap Loan Program Rule).
§26.2.Definitions.
Definitions may be found in Texas Government Code, Chapter 2306; Chapter 1 of this Title (relating to Administration), Chapter 2 of this Title relating to Enforcement; Chapter 20 of this Title (relating to Single Family Programs Umbrella Rule); Chapter 21 of this Title (relating to Minimum Energy Efficiency Requirements for Single Family Construction Activities), and Chapter 24 of this Title (relating to Texas Bootstrap Loan Program Rule), unless the context or the Notice of Funding Availability (NOFA) indicates otherwise.
§26.3.Allocation of Funds.
(a) The Department administers all HTF funds provided to the Department in accordance with Texas Government Code, Chapter 2306. The Department may solicit gifts and grants to endow the fund.
(b) Pursuant to Texas Government Code, §2306.202(b), use of the HTF is limited to providing:
(1) assistance for individuals and families of low and very low income;
(2) technical assistance and capacity building to nonprofit organizations engaged in developing housing for individuals and families of low and very low income;
(3) security for repayment of revenue bonds issued to finance housing for individuals and families of low and very low income; and
(4) subject to the limitations in Texas Government Code, §2306.251, the Department may also use the fund to acquire property to endow the fund.
(c) Set-Asides. In accordance with Texas Government Code, §2306.202(a) and program guidelines:
(1) in each biennium, the first $2.6 million available through the HTF for loans, grants, or other comparable forms of assistance shall be set aside and made available exclusively for Local Units of Government, Public Housing Authorities, and Nonprofit Organizations;
(2) any additional funds may also be made available to for-profit organizations provided that at least 45 percent of available funds, as determined on September 1 of each state fiscal year, in excess of the first $2.6 million shall be made available to Nonprofit Organizations; and
(3) the remaining portion shall be distributed to Nonprofit Organizations, for-profit organizations, and other eligible entities, pursuant to Texas Government Code, §2306.202.
§26.4.Use of Funds.
(a) Use of additional or Deobligated Funds. In the event the Department receives additional funds, such as loan repayments, donations and interest earnings, the Department will redistribute the funds in accordance with the HTF plan in effect at the time the additional funds become available.
(b) Reprogramming of Funds. If funding for a program is undersubscribed or funds not utilized, within a timeframe as determined by the Department, remaining funds may be reprogrammed at the discretion of the Department consistent with the HTF plan in effect at the time.
§26.5.Prohibited Activities.
(a) Persons receiving or benefiting from HTF funds, as determined by the Department, may not be currently in delinquency or in default with child support and/or government loans.
(b) The activities described in paragraphs (1) - (7) of this subsection are prohibited in relation to the origination of a HTF loan, but may be charged as an allowable cost by a third (3rd) party lender for the origination of all other loans originated in connection with an HTF loan:
(1) payment of delinquent property taxes or related fees or charges on properties to be assisted with HTF funds;
(2) loan origination fees;
(3) application fees;
(4) discount fees;
(5) underwriter fees;
(6) loan processing fees; and
(7) other fees not approved by the Department in writing prior to expenditure.
§26.6.Administrator Eligibility and Requirements.
Administrator must enter into an agreement with the Department in order to be eligible to access the Housing Trust Fund.
TRD-201704146
SUBCHAPTER B. AMY YOUNG BARRIER REMOVAL PROGRAM
10 TAC §§26.20 - 26.28
§26.20.Amy Young Barrier Removal Program Purpose.
The Amy Young Barrier Removal Program (the "Program" or "AYBRP") provides one-time grants of up to $20,000 in combined Hard and Soft Costs to Persons with Disabilities in a Household qualified as Low-Income. Grants are for home modifications that increase accessibility, eliminate life-threatening hazards and correct unsafe conditions.
§26.21.Amy Young Barrier Removal Program Definitions.
The following words and terms used in this Subchapter shall have the following meanings, unless the context clearly indicates otherwise. Other definitions are found in Texas Government Code, Chapter 2306, Chapter 1 of this Title (relating to Administration), Chapter 2 of this Title (relating to Enforcement), Chapter 20 of this Title (relating to Single Family Programs Umbrella Rule), Chapter 21 of this Title (relating to Minimum Energy Efficiency Requirements for Single Family Construction Activities), and Chapter 26, Subchapter A of this Title (relating to Housing Trust Fund).
(1) Administration Fee--Funds equal to 10% of the Project Costs (combined Hard and Soft Costs) paid to an Administrator upon completion of a project.
(2) Hard Costs--Site-specific costs incurred during construction, including but not limited to: general requirements, building permits, jobsite toilet rental, dumpster fees, site preparation, demolition, construction materials, labor, installation equipment expenses, etc.
(3) Low-Income--Household income does not exceed the greater of 80% of the Area Median Family Income or 80% of the Statewide Income Limits, adjusted for Household size, in accordance with the current HOME Investment Partnerships Program income limits as defined by HUD.
(4) Project Costs--Program funds (combined Hard and Soft Costs) that directly assist a Household.
(5) Qualified Inspector--Certified by the Administrator that the individual has professional certifications, relevant education or a minimum of five (5) years experience in a field directly related to home inspection, including but not limited to installing, servicing, repairing or maintaining the structural, mechanical, plumbing and electrical systems found in Single Family Housing Units, as evidenced by inspection logs, certifications, training courses or other documentation.
(6) Reservation Agreement--A written Agreement including all amendments thereto between the Department and Administrator that authorizes the Administrator to reserve funds under the AYBRP.
(7) Soft Costs--Costs related to and identified with a specific Single Family Housing Unit other than construction costs, per Texas Administrative Code, Title 10, Part 1, Single Family Umbrella Rule §20.3.
§26.22.Amy Young Barrier Removal Program Geographic Dispersion.
(a) The process to promote geographic dispersion of program funds is as follows:
(1) For the first 90 days of the initial release of funds, each state region will receive funding amounts for their rural and urban subregions. For 90 days, these funds may be reserved only for Households located in these rural and urban subregions.
(2) For the next 90 days following the initial 90 days after the release date, any funds remaining in the rural and urban subregions will be combined into one balance for that state region. For 90 days, these funds may be reserved only for Households located in that state region.
(3) After the initial 180 days following the release date, any funds remaining across all state regions will collapse into one state-wide pool. For as long as funds are available, these funds may be reserved for any Households anywhere in the state on a first-come, first-served basis.
(b) If any additional funds beyond the original program allocations that derive from HTF loan repayments, interest earnings, deobligations, and other HTF funds in excess of those funds required under Rider 8 may be placed directly into the state-wide pool for reservation.
§26.23.Amy Young Barrier Removal Program Administrative Requirements.
(a) To participate in the Program, an eligible participant must first be approved as an Administrator by the Department by the submission of a Reservation System Access Application. Eligible participants include Colonia Self-Help Centers established under Texas Government Code, Chapter 2306, Subchapter Z; Councils of Government; Units of Local Government; Nonprofit Organizations; Local Mental Health Authorities and Public Housing Authorities.
(b) The Administrator must enter into a Reservation Agreement ("Agreement") with the Department in order to be eligible to reserve funds for the Amy Young Barrier Removal Program.
(1) The Applicant submit a current letter of determination from the Internal Revenue Service (IRS) under §501(c)(3), a charitable, nonprofit corporation, of the Internal Revenue Code of 1986, as evidenced by a certificate from the IRS that is dated 1986 or later. The exemption ruling must be effective on throughout the agreement period to access the Reservation System.
(2) The Applicant must be registered and in good standing with the Office of the Secretary of State and the State Comptroller's Office to do business in the state of Texas.
(3) The Applicant must have the capacity and experience demonstrating at least two years experience in housing rehabilitation in Texas. Summary of experience will describe the capacity of key staff members and their skills and experience in client intake, records management, and managing housing rehabilitation. It will also describe organizational knowledge and experience in serving Persons with Disabilities.
(4) The Applicant must evidence of financial accountability standards, demonstrated by certification from a Certified Public Accountant and an audited financial statement from the most recent fiscal year, or a current dated and signed financial statement for the period since last audit produced. For Nonprofit Organizations that do not yet have audited financial statements, the Department may accept a resolution from the Board of Directors that is signed and dated within the six months preceding the application and that certifies that the accounting procedures used by the organization conform to Generally Accepted Accounting Principles (GAAP) and the Financial Accounting Standards Board (FASB), "Financial Statements of Not-For-Profit Organizations".
(5) Applicants who have previously received any TDHCA funding must be in compliance with all active Contracts and Agreements.
(6) An Applicant must submit a current roster of all Board of Directors, including names and mailing addresses.
(7) The Applicant must submit a resolution from the Board of Directors, Council, or Commissioners that is signed and dated within the six months preceding the application. The resolution must state that the board, council or commissioners have approved the Applicant to access the Reservation System for TDHCA's Amy Young Barrier Removal Program; and the name and title of the individual authorized to execute a written Reservation System Access Agreement.
(8) The Applicant must submit any past due Single Audit to the Department in a satisfactory format on or before the Application deadline.
(9) The Applicant's compliance history will be evaluated in accordance with 10 TAC Chapter 1, Subchapter 1, §1.302, relating to Previous Participation Reviews for Department Program Awards. Access to funds may be subject to terms and conditions.
(10) If applicable, the Applicant must submit copies of executed contracts with consultants or other organizations that are assisting in the implementation of the applicant's AYBRP activities. They must include a summary of the consultant or other organization's experience in housing rehabilitation and/or serving Persons with Disabilities.
(c) Administrators must follow the processes and procedures as required by the Department through its governing statute (Chapter 2306 of the Government Code), Administrative Rules (Texas Administrative Code, Title 10, Part 1), Reservation Agreement, Program Manual, forms, and NOFA.
§26.24.Amy Young Barrier Removal Program Reservation System Requirements.
(a) An Administrator is ineligible to access the online Reservation System until any past due audits or Department audit certification forms have been submitted to the Department in a satisfactory format.
(b) Reservation Setups will be processed in the order submitted on the Reservation System. Submission of a Reservation Setup consisting of support documentation on behalf of a Household does not guarantee funding.
(c) If the Reservation is incomplete and missing any of the required forms as prescribed by the current setup instructions, it will be set back to "pending" status and funds will be released and available for reservation.
(d) If support documentation needs correction or additional information, the Department will notify the Administrator of the deficiencies. If any deficiencies remain uncured within ten calendar days after notification, the Department may cancel the reservation.
(e) If a Household is eligible for assistance, the Department will reserve up to the maximum of $20,000 in Project Costs and an Administration Fee equal to 10% of the combined Hard and Soft costs in the Housing Contract System on behalf of the Household.
§26.25.Amy Young Barrier Removal Program Household Eligibility Requirements.
(a) At least one Household member shall meet the definition of Persons with Disabilities.
(b) The assisted Household shall not have Household income that exceeds 80% of Area Median Family Income.
(c) The assisted Household's liquid assets shall not exceed $20,000. Liquid assets are considered to be cash deposited in checking or savings accounts, money markets, certificates of deposit, mutual funds or brokerage accounts; the net value of stocks or bonds that may be easily converted to cash; and the appraisal district's market value for any real property that is not a principal residence. Funds in tax-deferred accounts for retirement or education savings (e.g., Individual Retirement Accounts, 401Ks, 529 plans) are excluded from the liquid assets calculation.
(d) The Household may be ineligible for the program if there is debt owed to the State of Texas, including a tax delinquency; a child support delinquency; a student loan default; or any other delinquent debt owed to the State of Texas.
§26.26.Amy Young Barrier Removal Program Property Eligibility Requirements.
(a) Owner-occupied homes are eligible for Program assistance.
(1) In owner-occupied homes, the owner of record must reside in the home as their permanent residence unless otherwise approved by the Department.
(2) Real property taxes assessed on an owner-occupied Single Family Housing Unit must be current (including prior years). Alternatively, the Household must be satisfactorily participating in an approved payment plan with the taxing authority and must be current for at least six consecutive months prior to the date of Application, or, must have qualified for an approved tax deferral plan, or has received a valid exemption from real property taxes.
(b) Certain rental units are eligible for Program assistance.
(1) In rental units, all Household occupants, including the Person with Disability, must be named on the intake application and Household Income Certification.
(2) If the owner of record does not live in the subject property with the Person with Disability, the Department may consider it a renter-occupied unit.
(3) If the property is family-owned but the owner of record is not a Household member (or is deceased), the Department may consider it a renter-occupied unit on a case by case basis.
(4) The following rental properties are ineligible for Program assistance:
(A) Property that is or has been developed, owned, or managed by that Administrator or an Affiliate;
(B) Rental units in properties that are financed with any federal funds or that are subject to 10 TAC Chapter 1, Subchapter B, §1.206 relating to Applicability of the Construction Standards for Compliance with §504 of the Rehabilitation Act of 1973.
(C) Rental units that have life-threatening hazards or unsafe conditions identified in the initial inspection. Program funds may not be used to correct hazardous or unsafe conditions in rental units, but may be used for accessibility modifications only after the life-threatening hazards and unsafe conditions have been corrected by the property owner at the property owner's expense.
(D) Rental units owned by a property owner who is delinquent on property taxes associated with the property occupied by the Household.
§26.27.Amy Young Barrier Removal Program Construction Requirements.
(1) Initial inspection is required and must identify the accessibility modifications needed by the Person with Disability; assess and document the condition of the property; and identify all deficiencies that constitute life-threatening hazards and unsafe conditions.
(2) Final inspection is required and must verify, assess and document that all construction activities have been repaired, replaced and/or installed in a professional manner consistent with all applicable building codes and Program requirements.
(3) Initial and final inspections must be completed by a Qualified Inspector.
(4) All On-Site Sewage Facilities (OSSF or septic system) shall be inspected by a Texas Commission on Environmental Quality authorized agent to determine if the system is in substantial compliance with Health & Safety Code, Chapter 366, and the rules adopted under that chapter, unless waived by the Department on a case-by-case basis.
(b) A Manufactured Housing Unit may be eligible for Program assistance if it was constructed on or after January 1, 1995.
(c) Construction standards.
(1) Administrators must follow all applicable sections of their local building codes and ordinances, pursuant to Section 214.212 of the Local Government Code. Where local codes do not exist, the 2015 International Residential Code (IRC), including Appendix J for Existing Buildings and Structures, is the applicable code for the Program.
(2) Accessibility modifications shall be made with consideration of the design standards established by the 2010 ADA Standards. Any variation from 2010 ADA Standards must be documented as necessary to meet the disability related needs of the Person with a Disability.
(3) Administrators must adhere to Chapter 21 of this Title, relating to "Minimum Energy Efficiency Requirements for Single Family Construction Activities."
(d) Life-threatening hazards and unsafe conditions.
(1) Administrators may make repairs to eliminate life-threatening hazards and correct unsafe conditions in the housing unit as long as no more than 25% of the Project Hard Costs budget is utilized for this purpose, unless otherwise approved by the Department.
(2) Life-threatening hazards and unsafe conditions include, but are not limited to: faulty or damaged electrical systems; faulty or damaged gas-fueled systems; faulty or damaged heating and cooling systems or the absence of adequate heating and cooling system; faulty or damaged plumbing systems, including sanitary sewer systems; faulty or damaged smoke, fire and carbon monoxide detection/alarm systems or the absence of these systems; structural systems on the verge of collapse or failure; environmental hazards such as mold, lead-based paint, asbestos or radon; serious pest infestation; absence of adequate emergency escape and rescue openings and fire egress; and the absence of ground fault circuit interrupters (GFCI) and arc fault circuit interrupters (AFCI) in applicable locations.
(3) Because of the essential nature of the elimination of certain life-threatening hazards, the percentage of Project Hard Costs budget devoted to eliminate life-threatening hazards and correct unsafe conditions in the housing unit may exceed 25% if the work write-up and cost estimation includes the correction of inadequate, faulty, damaged or absent: emergency escape, rescue openings and fire egress; ground fault circuit interrupters (GFCI); arc fault circuit interrupters (AFCI); and smoke, fire and carbon monoxide detection/alarm systems. The combination of the correction of these certain life-threatening hazards with the correction of any other unsafe conditions cannot exceed 40% of Project Hard Costs budget.
(4) All areas and components of the housing must be free of life-threatening hazards and unsafe conditions at project completion.
(e) Work-Write Ups. The Department shall review work-write ups (also referred to as "scope of work") and cost estimates prior to the Administrator soliciting bids.
(f) Bids. The Department shall review all line item bids Administrators select for award prior to the commencement of construction. Lump sum bids will not be accepted.
(g) Change orders. Administrators seeking change orders must obtain written Department approval prior to the commencement of any work related to the proposed change. Failure to get prior Departmental approval may result in disallowed costs.
§26.28.Amy Young Barrier Removal Program Project Completion Requirements.
(a) The Administrator has ninety calendar days to complete all construction activities and submit the Project and Administrative draw request, with required supporting documentation, in the Housing Contract System for reimbursement by the Department. The Department may grant a one-time, 30-calendar day extension to the Project completion deadline due to extenuating circumstances that were beyond the Administrator's control.
(b) The Department will reimburse the Administrator in one, single payment after the Administrator's successful submission of the Project and Administrative draw request per Department instructions. Interim draws will not be permitted. The Department reserves the right to delay draw approval in the event that the Household expresses dissatisfaction with the work completed in order to resolve any outstanding conflicts between the Household and/or the Administrators and their subcontractors.
TRD-201704147