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Rehabilitation Assistance Program Policies
REPETITIVE ASSISTANCE
Problem Statement
Since no formal policy exists, grant assistance has traditionally been awarded on a
‘lifetime basis’, meaning once completed, clients must then seek other sources.
Traditionally also, clients have been allowed loan assistance only, when a grant has been
awarded in the past. While there are no apparent abuses on the policy recorded, certain
cases may exist where loan assistance is not feasible due to extenuating circumstances.
Policy Statement
A policy shall be established to support the ‘lifetime’ limitations for grant
assistance. This shall be a general policy, however, the City reserves the right to extend
additional assistance under the following conditions:
Grant assistance may not have been received within the past seven (7) year
period:
Consideration shall be given on a case-by-case basis;
Age of the applicant must be over S5years;or physically or mentally
handicapped;
Applicant must demonstrate a clear financial inability to repay a loan
obligation; i.e. fixed income, etc.
Amount of repairs must not be excessive; the structure must be economically
feasible under normal program standards;
All of the above conditions must be met, and the level of assistance shall be
limited to those in effect at the time of the review.
ASSISTANCE LEVELS
Problem Statement
The levels of grant and loan assistance have remained constant for a number of
years, as $6,500 and $17,450 respectively. The ratio of assistance offered by the program
to increased construction costs has restricted the feasibility of assistance to clients, while
the rate of housing deterioration continues to accelerate.
The current grant assistance limit of $6,500 in many cases, hinders assurance of
quality construction for those clients with greater financial handicaps. Further, one
method used to compute eligibility (i.e. monthly housing expenses in excess of 25% of
gross household income) has not kept pace with comparable programs.
The current loan limit of $17,450 is available at interest rates of 3, 5-1/2, or 8%
depending upon the client income. Loans are available for clients ineligible for grant
assistance or combined with grant assistance when costs exceed grant limits. Some
eligible clients cannot be served because their properties need greater repairs than present
limitation offer.
Policy Statement
Tn order to mitigate the adversity of inadequate financial resources, grant and loan
assistance levels shall be appropriately increased. Increases in these levels are expected
to enhance client services, contractor participation and the City’s long-term commitment
to housing preservation.
Grants assistance shall be increased to an amount not to exceed $8,000 for eligible
recipients. Eligibility criteria shall demonstrate that more than 30% of gross monthly
income is being spent towards monthly housing costs. Monthly housing costs are defined
as mortgage taxes, insurance, utilities and maintenance.
Loan assistance shall be increased to an amount not to exceed $20,000 for
eligible recipients. Loan assistance shall be available at interest rates of 3,5-1/2, and 8%,
depending upon income, Repayment periods shall be computed to the benefit of the
City’s security position and affordability of clients at 5-, 10-, 15-, or 20 years periods.
6
&7~-10
COMPLAINT PROCEDURE
Problem Statement
No formal complaint, grievance or appeal process has ever been
developed in the program. Traditionally, complaints have been
handled on case-by-case bases. Some decisions have raised compliance
questions, avoided the issues and generally served to quiet the
complainants without regard for legal repercussions, public relations
or impact on the program. The lack of formal procedure has
contributed to poor public perceptions of program administration and
merits the following policy statement.
A written grievance procedure shall be available for public
viewing and be ‘delivered to each program participant upon initiation
of case processing.
A Review Committee shall be created for formal grievance
hearings. This group will be comprised of persons from the CDC and
staff.
Jts purpose shall be limited to rendering opinions in accordance
with established grievance procedure. It shall have the authority to
recommend appropriate disposition or that a grievance be forwarded to
-the next higher phase of the procedure. Its purpose is not to
consider all applications, but rather, review only those that have
exhausted remedy through the formal grievance procedure. Staff shall
compile all necessary information for presentation and an aggrieved
person shall have the opportunity to attend any formal hearing.
The procedure will be set into three phases: verbal, written and
appeal. All pertinent facts shall be weighed to insure that both the
aggrieved party’s and the City’s best interests are protected.
GRIEVANCE PROCEDURE
In accordance with the objectives of the National Housing Act,
the Department of Housing and Urban Development rules and
implementing regulations, and the City of Muskegon's Community
Development Block Grant Progran, the following policies and
procedures are established to resolve disputes related tuo
eligibility, processing or other elements of the housing
rehabilitation assistance program. Said procedures shail apply to
participants involved in active processing for housing rehabilitation
assistance.
- Each participant shall be provided information about the
availability of grievance policies set herein, how to use then,
including rights of appeal and the right to be represented by
legal counsel, at the participant’s expense.
~ Each participant shall be given the opportunity to make an
informal, oral presentation of his/her grievance before filing
@ written complaint, if desired.
- Each participant shall be provided assistance by City staff in
preparing a formal written complaint, if desired.
- Each written complaint shall be reviewed by the Department Head
or designee, other than the official/employee who made the
original determination.
- Each aggrieved person shall be given the opportunity to inspect
his/her files or records pursuant to his/her clain, except
those exempt under the Freedom of Information Act and job cost
~ related documents.
- Complete records and documentation pertaining to a written
complaint shall be retained by the City and prompt notification
shall be given to each aggrieved person of any actions taken.
Il. Procedures
- Each aggrieved person shall first express a complaint. Staff
shall respond within a reasonable time and document the file
concerning the nature of the complaint, dates, parties involved
and suggested resolution. If no resolution is reached, staff
shall assist the aggrieved person with completion of written
complaint, if necessary.
- All written complaints must be on forms provided by staff and
must specifically identify the nature of the problem, dates and
factual background. Upon completion, staff shall present the
written complaint to the Department Head or designee. Said
person shall resolve the complaint after allowing for
consultation with the aggrieved person and staff involved. If
no solution is reached, the aggrieved person may appeal.
~ An appeal may be made to a committee of the City’s Citizens
District Council. Said committee shall review the complaint
history and make recommendations for alternative administrative
remedy on whether the complaints merit further action.
Following reasonable notice of hearing to all interested
parties and after hearing, the CDC shall (1) concur in the
proposed resolution submitted by City staff, or (2) recommend
to staff any alternate resolution to the complaint.
Under no circumstances shall the committee have authority to
implement or change policy administration by City Staff.
- Any person not satisfied with the City’s determination after a
formal appeal is conducted. in accordance with established
grievance procedures, may make a request to the HUD Area Office
serving this community for a HUD Review of his appeal. The
determination made by HUD will be communicated to the City and
to the complainant in writing.
Ai dapti 1-27-&7
S7-19 «&
APPLICABLE CODE STANDARDS
_KGROUND
Municipal Code Standards are established to provide reasonable protection of
health, safety and welfare in buildings used for human habitation. These Code
Standards are defined in three ordinances, namely, the Housing Code, the
Piumbing Code and the Electrical Code. The Rehab Program has traditionally
provided assistance beyond these categories, under what are referred to as
“Rehab Standards". Generally speaking, these standards are what makes the
program a "substantial rehab” program as distinct from “minimum code"
programs. Won-code work items are often included, but in determining economic
feasibility, Code requirements are not sacrificed.
PROBLEM STATEMENT
Written Rehab Standards are of paramount importance to successful rehab
ygrams. The absence of these standards of reference creates confusion for
all parties including rehab staff, contractors, inspectors and clients. The
Muskegon program has operated under the premise that the formal Housing,
Plumbing and Electrical Codes are the mandate. However, as various complaints
over time have shown, written standards specific to the rehab program are a
grave necessity that must be addressed.
OPTIONS/RECOMMENDATIONS
The adoption of a firm Code standard to be applied to rehab inspections wil]
help to define priorities in the writeup and the appropriateness of items.
Further, such action wil) aid contractors, inspectors, clients and staff in
determining the basis for decision evolving from disputes, etc.
The adoption of City's Ordinance entitled “Article V Housing Code" provides
by the
“ne foundation for “substantial rehab". The standards outlined
(
- ~2~
“dinance establish minimum standards for interior and exterior structural
needs.
In addition, a standard policy has been developed to address areas not
contained in the City’s Ordinance. This policy (copy attached) should be
construed as an addendum to the Ordinance, in that it provides an overview of
certain requirements by MSHDA or existing CDBG standards which are not
necessarily a local Code Requirement.
IMPACT/SUMMARY
Tne adoption of the City's Ordinance and policy addendum as offical Rehab
Standards will formalize what have been operating guidelines for the program.
These points of reference will firmly establish mandated compliance objectives
for all parties involved in the program and thereby eliminate or reduce
uncertainties and confusion.
STANDARD AND PROCEDURE POLICY
FOR MECHANICAL INSPECTIONS ON MSHDA, CDBG, AND GRANTS
. CITY OF MUSKEGON
A. ELECTRICAL —
If, at the time of on-s ite inspection, the Elecir,trical Inspector
1.
in good repa and the
60 amp entrance is volt
determines that the not total
connected loan does exceed 11,000 amp, or appr oxim atel y 50
any major electrical inappl ianc es (ran ge,
amp, and if there arethe not
service entrance may rema at the pres 60
ent
dryer, water heater), ired number of circuits for the dwelling,
amp size. To acqu ire the requ to a new 12 or 16 circuit panel with a
the changing of the old fuse box
60 amp main brea ker will suffice. If ali the above cannot be met, then
be required.
a new 100 amp service will-
rooms.
Ground Fault Interruptor receptacles will be required in all bath
Smoke detectors will be hard wired.
, if there is only one
As in the Housing Codeting light fixture in the
exis
laundry area on the new laundry circuit, and only one outlet, this
will not require a new20 20ampamplaun dry circuit. If thes e requirements
cannot be met, then a laundry circuit must be installed.
Flourescent light fixt ures will be required in kitchens and bathirs
uniess, in the case of a grant, the present fixtures are in good repa
(complete) and safe operating condition.
.
All other wiring shall conform to Section 4-65 of the Housing Code
B. PLUMBING
If, at the time of toinspection, the Plumbing Inspector can determineme
i.
that the water flow more if the syst
than one fixture is low, ifor the
materials, or leaking
has bandages, rusty aced pipes, or system has
been partially repl ,onethen the entire system shou ld be replaced.
Low water pressure to all wate r
fixture does not meani.e. bibb, wash piping is
et or valve;
It could be in the fauc ly er, or
bad. tube.
sediment in the valve body or supp
ctive, in bad repair,
determined to be defethe or
If the sewer systemor ismore restricted, then buil ding sewe r syst em
appears to be 40% aced totally.
shall also be repl
.
All other plumbing shall conform to the Housing Code
STRUCTURAL
1. The roof shal l be in good repair. Any evidence of leakage would
justify replacment..
l be in excs.ellent and
repair. Stormsof the
All. doors and bewinreqdowuirs edshal
for all window is
If the windowonly a storm
screens shal]
2.
non~opening type,. and not required to be ope nab le, then
shall be required
-2-
All other structural items shal] meet the requirements set forth in the
Housing Code.
ENERGY.
1, For MSHDA - assisted projects, the insulation requirements set forth
by the MSHDA shall pertain.
E. INCIPIENT VIOLATIONS
For certain high cost items such as furnaces and roof replacement, where
the item is deemed an incipient violation solely on the basis of age, and
not on the basis of condition or performance, and where inclusion of such
item makes the project infeasible or unapprovable by the City, the City
May at its discretion eliminate the item from the writeup.
GRANTS
The requirements for a grant shall be based wholly on the Housing Code,
addressing only health and safety problems, and the roof covering to
assure that the building is well protected and weather resistant. What
are commonly known as "cosmetic" items are not to be included except under
the following conditions: (1) Failure to include the item perpetuates a
blighting condition; (2) The item is needed for purposes of weather
resistance or to eliminate unsanitary or unsafe conditions. It should be
noted, however, that often a good cleaning and some repair would fulfill
requirements of the Housing Code and significantly decrease project costs.
e7-17 2@
Basic eligibility for participation in CDBG rehab programs is
generally left to the discretion of the local progren, with primary
focus (in Muskegon’s cease) on benefit to low-mod income persons and
elimination of blighting influences in targeted neighborhoods. This
is, of course, based upon the national objectives of the Block Grant
program.
The City reviews eligibility from the standpoint of both the
applicant and the property. Programs ere evailable both for the
owner-occupant and the investor—owner. The latter, however, is most
likely to be served by one or more of the NSHDA-adwinistered
prograns, where eligibility criteria are not within the purview of
the City. Considerable local discretion does exist for the regular
CD homeownership program, and that is the focus of this policy
review.
Preliminary eligibility hes for years been established on the
basis of a) ownership and occupancy for one year prior to project
approval; b) property insurance in force; c) no delinquent taxes or
water bills; d) conformance with local soning. Loans or grants can
be made to individuals or families.
Once basic eligibility is established, the primary concern is
household income household members) from the standpoint of a)
(all
eligibility for assistance; and b) ability to undertake any loan
obligations required to ensure that the property is brought up to
code.
Applicants are screened through a verification process to
determine the source and amount of monthly income, housing expenses
such as mortgage, taxes, insurance and utilities, and credit history,
etc. Theoretically, the City could also include consideration of
liquid sssets in its review, although this is not routine.
Tfraditionslly, if an applicant’s income has fallen below 80% of
the aren median income, that applicant automatically qualifies for e
grant. If income is higher than 80% (the benchmark for “low and
moderate income"), an applicant could still qualify for @ grant if
housing expenses exceed 25% of monthly income. Finally, if in the
course of loan packaging it becomes clear that rehab loan payments
will cause an increase in monthly housing expenzes beyond the 25%
mark, grant assistance has been given to the extent necessary to
bring those monthly expenses below the 25% cap.
Problems with the current policy are as follows. First, the City
has relied upon outdated income statistics in screening applicants.
This is easily remedied through adoption cof Section 8 income
Suidelines for the Muskegon Area. Second, no upper limit on incomes
has ever been imposed for either straight loans or houscholds
qualifying for a grant on the basis of monthly housing expenses.
Finally, the 25% benchmark has not kept pace with increases in other
housing assistance programs or with conventional mortgage lending
practices. Thirty percent is probably more realistic.
Based upon revised housebold income limits (attached) four tiers
or eligibility are proposed, as follows:
1) Very __Low Income: Straight Processing of Grants. These
households, falling roughly into the "50% of area median
income" group, qualify automatically for a grant of up to
$8,000, assuming other eligibility requirements are met.
2) Low__Income:____3%_Loan/Adjusted
Processing of Grants. These
households heve incomes equating to 50-80% of the srea
sedian. If their monthly housing expenses exceed 30% of
their income, they would qualify automatically for a grant.
rd monthly rehab payments on a 3% loan produces housing
expenses in excess of 30% of income, they would become
eligible for oe grant in an amount sufficient to reduce
monthly housing expenses to the 30% cap.
3) Below Median Income: __5_1/2%_Loan. Households at or below
the median income (80-100% of median) would generally
qualify for a 5 1/2% loan if other criteria are met.
4) Above Median Income: 8% Loan. Households earning 100-120%
of the median income would qualify for an 8% loan, if they
can provide two letters of rejection from local banks.
Rejection must be related to the property offered as
security, and not to such factors as credit history.
Loan applications are reviewed not only for the applicants’
ability to repay, but also for the City’s security in the loan. The
latter relates closely to the question of property eligibility,
discussed below.
There sre numerous guestions tangentially related to the property
proposed for rehabilitation. These include whether or not there ia
clear title and adequate insurance, whether use of the property
conforms to local rzoning, as well as whether the cost of required
repairs can be accommodated by the Program through a grant, loan or
combination.
Apart from these tangential issues is the central question of
whether rehabilitation of the structure makes good economic sense.
Where e loan is being considered, the cost of rehabilitation is
excessive if total indebtedness exceeds the market value of the
property after rehab. fhe City would have inadequate security for
its loan, and the property owner would be making an investment of
dubious value.
Even where collateral is not a factor, rehab assistance should be
considered a public investment requiring an economic return. In
theory, units are considered unsuitable for rehab (and candidates for
clearance), if the cost of reheb exceeds 75% of the market value of
the property. In fact, however, the City sometimes does extend
assistance under those circumstances. Structurally sound housing
unit is extremely costly to replace. Muskegon’s housing units have
an unusually low sarket value in relation to replacement costs, and
in many cases a 75% cap accommodates only a small amount of repair.
However, most often a practical limit is placed on assistance through
grant limits and the ability of the property owner to take on debt.
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"INVUD
TARGET ABEAS
S7-/79 &
fhe benefits of targeting housing rehabilitation occur at three
levels. (1) targeting demonstrates compliance with the intent of
federal. law; (2) target areas support local planning objectives; (3)
by concentrating public investment at the neighborhood level, the
individual property owners are protected.
From the standpoint of the federal legislation, the drawing of
target area boundaries can demonstrate a locnlity’s commitment to the
principle objective of the Block Grant Program: service to people of
low and moderate income. In the City of Muskegon, the "Block Grant
Neighborhoods" are those with the highest percentage of lower incorne
people - over 650% in all cases, and as high as 75%. These are also
the neighborhoods with the highest percentages of minorities and
female-headed households - ae factor which HUD also considers in its
review of the progras. The second principle objective is the
elimination of slums and blight. If housing rehabilitation is to.
serve this objective, some sort of delineation of those areas must
also occur.
While Federal regulations do not prohibit Citywide, or "spot"
rehabilitation, each instance of assistance must meet one of the
national objectives. Compliance could be demonstrated on the basis
of the lower income status of the applicants being assisted, or the
fact that the housing unit is substandard. However, to date, the
City has chosen to concentrate rehab activity for reasons discussed
below.
From the time the City embarked on its Rehabilitation Assistance
Progras, it has been used to support local land use and development
objectives. Those objectives are expressed in the local zoning
erdinance, which defines which neighborhoods ere to be preserved for
single femily use. Residentiel structures which do not conform to
local xzoning are not eligible for rehab. At the outset of: the
Progran, Community Development objectives were also set out in the
Keighborhood Development Plan which first defined target areas for
concentrated activities. Although HUD no longer requires an NDP, the
concept is still an underlying principle of the CD Program. Wot only
is neighborhood housing stock to be improved, but infrastructure as
well. .
More recently, the City’s land use and development objectives
heave been in the Citywide Master Plan and proposed
elaborated upon
zoning ordinance, as well as the 1982 Housing Policy. The proposed
zoning ordinance would encourage the conversion of many current R-2
neighborhoods back to k&-1, or single-family. fhe City has tried
wherever possible to discourage the use of rehab funds to support
higher densities. Neighborhoods most affected are Nims, Froebel and
McLaughlin.
The Housing Policy presented apn analysis of neighborhood trends
over the tumultuous decade from 1970 to 1980. The neighborhoods
perceived as having the greatest need for housing rehabilitation were
Angell, McLaughlin, Nelson and Nims. Rental rehabilitation is a
pressing need in Angell, NcLeughlin and Nelson.
Of equal or greaterhowever, is the need for code
importance,
enforcement not only in conjunction with rental rebabilitation
efforts but also in stable but older neighborboods such as East
Muskegon, Nims and Lakeside. The concept of linking code enforcement
with rehabilitation strategies, proposed in the Housing Policy, has
never been fully implemented.
The effectiveness of the Rehabilitation Assistence Program in
addressing neighborhood deterioration can be limited by a number of
factors. Participation is at the discretion of the property
owner.
Sometines§ substantial investment in a property does not make good
econonic sense, or the owner cannot afford a loan necessary to bring
the unit into compliance. In still other cases the City is
confronted with the question of whether to extend assistance a second
time. In time, then, the City may find it appropriate to scale back
or otherwise alter the Program, perhaps by making assistance
available Citywide for eligible properties.
Decisions of this order should be based upon a careful analysis
of program impact at the neighborhood level, and an assessment of
continuing public interest. Until that time, the current target area
Concept seems a workable one.
Targeting Policies
1) The designation of rehabilitation targ
et arenas as well as program
administration itself will, to the extent possible, support the
City’s planning and development objectives, as expressed in the
Master Plan, the roning ordinance, and the Housing Policy.
Specifically,
a) Prograz expenditures will not be used to support
perpetuation of nonconforming uses;
b) Rental rehabilitation assistance will be used judiciously
to
elizinate blighting influences and expand housing
opportunities for low and moderate income households. Care
will be taken not to undermine the stability of
peighborhoods characterized by owner occupancy.
2) Target areas will be defined at three yesr intervals, in
conjunction with preparation for submission of the Grantee
Performance Report.
3) Target aress will not be changed until the objective of visible
impact within the neighborhood has been achieved, and/or there
has been a marked decrease in the interest level in the prograr.
4) Within defined target areas, the program approach will be
s,
tailored to neighborhood conditions. Deteriorated neighborhood
ctures,
i.e., those with «a high percentage of substandard stru
on,
will be targeted for a combination of substential rehabilitati
clearance, and code enforcement directed at blighting
influences. Those neighborhoods experiencing destabilization of
housing values, due to deferred maintenance or isolated instances ‘
of blight, will be treated with code enforcement and spot
rehabilitation.
the
4) The Rehabilitation Assistance program will be supported to
to
extent feasible by infrastructure improvements necessary
stimulate neighborhood reinvestment.
B7-179 &
PRIORITY WORK CATEGORIES
BACKGROUND ;
The need for prioritizing rehab work item
s parallels the need for written
Standards. _ Such priorities and objectives have
been debated for many years
and have been, for the most Part
, the center of many complaints.
PROBLEM STATEMENT
Debates over work priorities have rise
n from clients, staff and inspectors
and
resulted in many disagreements over
what can vs. cannot be addressed by rehab,
required Code items vs. cosmetic
work, etc. While mechanical items (plumbing,
electrical and heating) are consistently mandated for rehab
assistance, other
areas are in need of formal definition. These areas include roofs,
storm/screens, cabinets, panelling vs. painting, etc. with the proposed
adoption of the City's Housing Code for rehab, many of these areas will be
addressed; however, firm priorities must be developed and consistently
applied. No specific policy exists at this time; most areas addressed -are
matters of staff judgement and
client endorsement.
OPTIONS /RECOMMENDATIONS
An orderly method for identifying rehab priorities must be established.
Generally speaking, this may occur in
two phases:
1. General priorities address very basic concerns about housing preservation
and other objectives of the program.
A) Health 2 Safety/Code - Deals with plumbing, electr
ical, heating and
Structural defects which may pose immediate
hazards to occupants.
B) Visual Impact/Energy Conservation - Measures the visual
impact of the
blighting influence upon surrounding properties and/or the
neighborhood in general. This may be characterized as broken
-2-
ances of a
door/windows, collapsing porches or other general appear
uct ure . Ene rgy con ser vat ion mea sur es are tho se dea ling with the
str
ent nee d for sto rm win dow s/d oor s, roo fin g, ins ula tio n, etc. An
urg
sho uld be mad e to mak e the bui ldi ng ene rgy -ef fic ient. An
effort
riteup.
energy audit may be required at the time of inspection/w h the
Fac ail iti es ~ Bat h and kit che n fac ili tie s dea ls wit
C) Interior aus e both
ade qua cy of the se two are as as pri ori ty, bec
condition and
have a direct impact on the health and welfare of theersocc upants.
Specific priorities have been developed for use and und tanding of which
ms are nec ess ary and whi ch are sup erf ici al. Specific
reh ab ite
ons are ran ked bel ow and a cor rec tio n Cod e fol low s. Att ached is
designati
designation.
a listing of common work items used and their proposed pli ance with
y app lie s to ite ms tha t are req uir ed to ach iev e com
A) Primar sing. This
Jocal Codes, i.e., electrical, heating, plumbingexporectedhou to increase
designation may also apply to items which are addition,
ici enc y, “by acc ept ed con ser vat ion sta nda rds . In
energy eff con sidered.
of ite ms in ter ms of nei ghb orh ood imp act wil l be
the value on pro perty
whi ch hav e @ not ice abl e ben efi cia l imp act
Those items , wil l be
and whi ch ten d to enc our age rei nve stm ent
appearance,
considered priorities.
Pri mar y /Op tio nal des ign ati on app lie s to ite ms tha t are primary when
B) cor rec tive action
the con dit ion of the exi sti ng ite m is def ect ive and
ary . The se ite ms are con sid ere d opt ion al whe n the condition
is necess action will
of the existing item ig reasonably good and corrective
extend its usefulness only.
-3-
C) Optional designation applie
s to items which are not
primary but which
hevertheless enhance the livability of a structure. These items may
be addressed according to
the rate of deterioration,
tho not at the
expense of the primar
y objecti ves, nor for cosmetic purposes
only.
CORRECTION CODE
A. Install new applies to the need for installation of new materials, of
acceptable quality
to correct an existing
defect.
B. Repair applies to ‘the need to restore, refurbish or repair existing
deteriorated materials
and/or defects.
Cc. Replace applies to the need
to replace existing deteriora
ted materials
with the same or better
type and quality materi
als.
D. Remove applies to the existenc
e of a defect or condition tha
t must be
removed; no other action is necessary,
IMPACT/SUMMARY
It is expected that upon the establishment of firm, consistent and fair
policy, debates over rehab Standards
vs. cosmetic work will be minimized, if
not eliminated, Further, the formulation of priority
work items will clearly
State the program's intent as health, safety and housing preservation, as
Opposed to cosmetic redecorating.
PRIMARY
EXTERIOR I. Interior
A. Masonry A. Structure
sidewalk ceiling structure
driveway wal] structure-bearing
exterior flooring-masonry wall structure-partition
masonry walls floor structure
foundation trim structure
‘chimney step structure
footings railing structure
exterior steps-masonry closet wall structure
beams & supports
B. Carpentry door
door frame
ext. decking wood door hardware
- deck superstructure-wood hardware misc.
ext. steps-wood
ext. railings & supports Il. Code
ext. trim
ext. cornices A. Electrical-Rough
ext moulding
ext. ceiling new service
window complete wiring
1
window sash outlets
window screen switches
window-basement
window hardware Piumbing-Rough
window glass
ext. door complete gas service lines
ext. door screens water service lines
ext. door hardware water tap
rodent screen opening water meter
drain lines
C. Roofing water lines
vent lines
roof structure hot water heat lines
roof sheathing gas lines
roof covering radiators
flashing-valleys/ridge toilet bend
flashing-roof openings
flashing roof edge C. Heating
D. Insulation hot water boiler
gas~forced boiler
sidewall gas gravity
ceiling electrical panels
crawl space gas space heaters
heating duct . elec. space heaters
water systems
IV. Environmental
exterminate roaches
exterminate termites
exterminate rodents
rubbish/gargage storate unit
PRIMARY /OPTIONAL
- Interior - paint steps
~ paint railing
A. Structure-Pre-Finish - paint closet
. - paint cabinet
- plaster ceiling - paint shelving
- plaster walls - waterproof floor cover
- plaster closet ~ waterproof step cover
- drywall ceiling - sand floor & finish
- drywall ceiling ~ sand steps & finish
~ recover ceiling
- recover walls B. Features
Be Electrical-Finish
~ cabinets upper
- ceiling fixtures . ~ cabinets lower
- wall fixtures - panel walls
- bath fixtures ~ fabric floor cover
~ outside fixtures - fabric step cover
~ appliance > sink top covering
~ utility fans
C. Piumbing Finish
- water heater
- kitchen sink
- lavatory
- toilet
~ tub
OPTIONAL
. Exterior
A, Siding
exterior siding
B. Exterior Paint
ext. paint openings
ext. paint trim
ext. paint sidewalls
- ext. paint masonry
- ext. paint ceilings & decks
Interior
A. Structure-Finish
- paint ceiling
- paint walls
- paint trim
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