STAFF REPORT
Meeting Date: September 9, 2025
To:
From:
Subject:
Attachments:
Honorable Mayor & City Council
Debra Kanode, Assistant Planner
Chloe Chen, Principal Planner
Recommendation and Request for Approval of Handy Worker Program; and
Approval of a One-Time Affordable Housing Fund Appropriation of $5,000 for Fiscal Year 2025-26.
1. Handy Worker Application Forms
INTRODUCTION
The City’s General Plan Housing Element includes Implementation Programs regarding maintaining the City’s existing housing stock. Housing Element Implementation Programs 9.3 and 11.5 specifically address the overarching goal of preserving and improving the quality of existing housing stock and enumerate action items for the City to complete to achieve this goal. One of these actions is to re-launch the Handy Worker Program, previously known as the Residential Rehabilitation Program, which was discontinued during the COVID-19 pandemic due to concerns at the time related to working within the homes of vulnerable populations and the inability to find contractors and program managers willing to execute the program.
As stated in the Housing Element, the goal of the Handy Worker Program is to improve and preserve existing housing stock, and to help residents live independently and age with dignity in their homes by providing funding to complete minor improvements related to health, safety, and accessibility in multi-family residential units. Since the senior population, including disabled seniors, may benefit from many of the types of repairs allowed under the program, senior households would be prioritized for approval. The program would provide funds for minor improvements on a reimbursement basis, upon meeting certain criteria for program eligibility.
DISCUSSION
This section provides an overview of the implementation and application process envisioned for the proposed Handy Worker Program. Staff requests the City Council provide feedback and direction on the program parameters. The proposed program would allow for a streamlined City approval process while also providing flexibility for applicants.
Meeting Date: September 9, 2025
Eligibility Criteria
• Applicants must qualify as a lower-income household (includes acutely low-, extremely low-, very low- and low-income) based on gross household income maximums annually set by the state Department of Housing and Community Development (HCD) for Los Angeles County. Income is calculated for all household members over the age of 18 based on applicable guidelines at the time of program application provided in Table 1. Applicants may also establish their qualification by showing proof of enrollment in any of the following programs for lower-income households: The Low-Income Home Energy Assistance Program (LIHEAP), California Alternate Rates for Energy (CARE) or Family Electric Rate Assistance (FERA).
• Applicants must have a vested interest in the property, meaning the individual(s) are listed on the lease and hold renter’s insurance for the unit if required by leasing terms. Additionally, the property must be leased for a minimum of one year at the time of application.
• Priority would be given to senior households (must include a senior resident 62 years or older).
Table 1.
Income Limit for Program Participation, per LA County Definition of “Low Income” (2025)
# of Persons in
Household Maximum Income per Household
1 $84,850
2 $96,950
3 $109,050
4 $121,150
5 $130,850
6 $140,550
7 $150,250
8 $159,950
Eligible Repairs and Improvements
Certain repairs that an applicant may request for this program may be covered under either the tenant’s lease agreement or may be considered a request for a reasonable modification1 under Fair Housing Act 42 U.S.C. §3604(f). Therefore, applications will require a landlord’s signature on a form stating that the repairs requested for reimbursement fall outside of the current terms of the lease agreement and are instead a request for a modification2. While a landlord may not deny a reasonable accommodation 1 Reasonable modifications are physical changes to a unit or common area that improve the ability of a person with a disability to use and enjoy his or her housing. A reasonable modification would be considered to fall under the umbrella category of a reasonable accommodation. 2 Reasonable accommodations are changes to a rule, policy, practice, or service that allow a person with a disability equal opportunity to use and enjoy their housing. Reasonable Accommodations are protected by The Department of Justice ("DOJ") and the Department of Meeting Date: September 9, 2025
or modification unless it creates an undue financial burden, this program aims to ease the modifications proposed by a tenant by providing limited amounts of funding to accomplish these fixes and improve habitability or accessibility in the unit. Examples of eligible repairs or reasonable modifications to a housing unit are listed below. However, the Director of Community Development would be able to determine other eligible repairs not listed to further the goal of the Handy Worker program. • Wheelchair ramps;
• Grab bars for showers or other locations;
• Flashing or video doorbells and alarms;
• Lowered countertops;
• Widened doorways;
• Kits to convert bathtubs for accessibility;
• Door handle replacements;
• Additional or brighter lighting; and
• Handrails.
The following are examples of repairs that would be considered ineligible:
• Repairs required to correct outstanding Code Enforcement violations related to the habitability of the housing unit.
• Work on common areas outside of the applicant’s unit, unless such improvement or repair is directly related to the tenant’s unit (e.g. the installation of a wheelchair access ramp to a unit, and handrails).
• Repairs implied under the warranty of habitability, including compliance with the Municipal Code and Building Code (e.g. fixing plumbing leaks, correcting faulty wiring, pest control, maintaining working door and window locks).
Application and Approval Process
Applications will be processed on a first-come, first-serve basis, and will prioritize senior households, given that these populations may have the greatest need for these types of improvements. The program would allow disbursements of up to a $1,000 maximum, for each household, and applications would be accepted until annual funding has been exhausted. Staff has prepared draft application forms in Attachment 1.
Applicants will apply for pre-approval to reserve their estimated reimbursement amount by filling out the Pre-Approval Application along with providing copies of the associated qualifying documents with a brief description of the proposed repairs. Applicants will also need to obtain their Property Owner/ Landlords signature to perform the requested repairs via the Property Owner Approval Form for pre-approval.
Housing and Urban Development ("HUD") and define a person with a disability as (1) individuals with a physical or mental impairment that substantially limits one or more major life activities; (2) individuals who are regarded as having such an impairment; and (3) individuals with a record of such an impairment. Accommodations must be provided by landlords, unless they create an undue financial or administrative burden for the landlord or alter the essential nature of the landlord’s operations. A landlord also cannot charge a tenant extra rent or a security deposit as a condition for granting a reasonable accommodation.
Meeting Date: September 9, 2025
Upon completion of the repairs, applicants will submit the Completed Work Application, documentation of the repairs, and receipts for both materials and labor. Applicants will then be reimbursed for the work performed up to a maximum of $1,000.
Outreach Plan
Staff proposes to advertise the Handy Worker program through a variety of outreach methods, including the methods listed below. Staff will work with the communications team to maximize community awareness amongst various stakeholders and to ensure the target of assisting at least five households annually is reached (or the full program budget is utilized).
• Backbone newsletter (Public Works Department newsletter); • Direct messaging to the Rent Stabilization (RSO) database, via email and in the tenant/landlord information packet;
• City Social Media channels;
• Advertising in Library and Community Recreational Centers; • Information booth at Farmer’s Market or other City events; and • Newspaper advertising.
FISCAL IMPACT
To meet the target of assisting five households per year as specified in Housing Element Implementation Program 9.3, staff requests an appropriation of $5,000 for the first year of the program (Fiscal Year 2025-26). There is no anticipated fiscal impact to the General Fund, as the program proposes to allocate funds from the Affordable Housing Fund. Given the nature of the program to assist lower-income households, no application fees will be charged as part of the Handy Worker program to recover the costs of administering the program. Future appropriations will be requested through the annual budget process. Future funding amounts will be based on the demand for program and the success of the program.
RECOMMENDATION
Staff recommends that the City Council review and provide feedback on the proposed Handy Worker Program and approve a one-time appropriation of $5,000 from the Affordable Housing Fund to be utilized as reimbursements for this program.
Jeff S. Muir,
Director of Finance
Michael Forbes, AICP,
Director of Community Development
Approved By Approved By
Attachment 1
Handy Worker Application Forms
The Handy Worker program aims to fund minor repairs and improvements in multi-family housing units.
This form is required to be completed by the applicant (tenant) of the multi-family unit to receive pre-approval from the City for reimbursement, prior to starting work on the unit. Before submitting an application, please review the Beverly Hills Handy Worker Guidelines at www.beverlyhills.org/handyworker to review all necessary requirements.
Completed forms may be mailed to the address below or dropped off at City Hall to the attention of Long Range Planning in the Community Development Department. Completed forms may also be emailed to the Long Range Planning team at [email protected].
Please contact the Long Range Planning team at [email protected] for more information or assistance.
Section A – Applicant Information & Authorization
*Applicant name must match the name on lease agreement.
Applicant Contact Information
Applicant Name:
Address:
Phone:
Email Address:
☐ Senior Household (at least one resident of household is 62+ years) Agent/Representative Contact Information
Agent/Representative
Name:
Address:
Phone:
Email Address:
Section B – Income Qualifications estimated maximum annual household income for all adults 18 years or older living in the household (Check the applicable box) ☐$84,850 or below annually for 1 person
☐$96,950 or below annually for a household of 2
☐$109,050 or below annually for a household of 3
☐$121,150 or below annually for a household of 4
☐$130,850 or below annually for a household of 5
HANDY WORKER PRE-APPROVAL APPLICATION
Date Received: ___________
☐$140,550 or below annually for a household of 6
☐$150,250 or below annually for a household of 7
☐$159,950 or below annually for a household of 8
☐Check here if household is comprised of more than 8 people. *Note, household size is defined as all adults and children who occupy a housing unit.
Section C – Property Information & Project Details
Company Name:
Property Address:
Phone:
Email address:
Property Manager
Name (optional):
Property Manager
Address (optional):
Phone:
Email address:
Proposed Scope of Work
Provide a summary of the proposed work (i.e. repairs or modifications to the unit) including the reason for the work (i.e. enhance livability of unit or replacement of item) and the location of the work within the unit:
Estimated dollar value for project materials
Estimated labor costs for the project
Total Estimated Cost
*Note, the maximum reimbursement per application, per household is limited to $1,000 Section D - Compliance Statements(confirm each statement by checking box and initialing) ☐ I acknowledge the City may deny an application if it is found that the requested repairs are required to correct outstanding Code Enforcement violation related to the habitability of the housing unit. Initials___ ☐ I acknowledge program reimbursements are limited to $1,000 for each City fiscal year per application, per household (July 1-June 30). Applications will be accepted and processed until annual funding has been exhausted. Initials___ ☐ I acknowledge the City reserves the right to inspect all repairs before providing reimbursement. Initials___ ☐ I acknowledge applications will be processed on a first-come, first-serve basis and will prioritize senior households who meet eligibility requirements. Initials___
☐ I acknowledge program policies are subject to change. Initials___ ☐ I acknowledge all property owners and their successors as identified in Section C of this form, including the tenant, shall defend, indemnify, and hold harmless the City of Beverly Hills, and their elected officials, officers, agents, employees, representatives, and volunteers from and against all losses, liabilities, claims and judgments relating in any manner to this Program. Initials___
Section E – Additional Required Documents
1. Identity Verification- Applicants must provide documents from each of the 3 categories below;
1. Copy of either driver's license, government issued ID or passport (must not be expired).
2. Copy of current lease agreement.
3. Proof of active renter's insurance policy for the unit if required in current lease agreement. (Optional)
2. Income Documentation- Applicants must provide documents from one (1) of the four (4) below categories to verify your income eligibility;
*If the address on these documents do not match the project repair address, more information will be requested.
1. Copies of four (4) most recent payroll stubs, Social Security, or child support payments and four (4) payroll stubs, Social Security, or child support payments from the year prior to your application.
2. Three (3) recent and consecutive statements for all financial accounts, including, but limited to: savings accounts, checking accounts, retirement accounts, 401(k) accounts, stock accounts, and other accounts held in the applicant(s) name(s), whether held individually or together. Self-employed individuals must provide the six (6) most recent and consecutive statements for all financial accounts.
3. Signed copies of income tax returns or copies of W-2 forms or 1099s for the year prior to application submittal date.
4. Proof of current enrollment in any of the following programs for the household matching the information on this application: The Low-Income Home Energy Assistance Program (LIHEAP), California Alternate Rates for Energy (CARE) or Family Electric Rate Assistance (FERA).
3. Property Owner Approval Form Form can be found at www.beverlyhills.org/handyworker.
4. Before Photos - a minimum of two “before” photos showing the item/s for repair or the location of the installation of the new item/s.
Note, once the work is completed applicants will need to submit the Handy Worker Completed Work Application form including their Pre-Approval Application number, copies of receipts and photos of the completed work to receive reimbursement.
HANDY WORKER PROPERTY OWNER APPROVAL FORM
The Handy Worker program aims to fund minor repairs and improvements in multi-family housing units.
This form is required to be completed by the applicant’s (tenant) landlord / property owner of the multi-family unit to receive pre-approval from the City for reimbursement, prior to starting work on the unit. Before submitting an application, please review the Beverly Hills Handy Worker Guidelines at www.beverlyhills.org/handyworker to review all necessary requirements.
Completed forms may be mailed to the address below or dropped off at City Hall to the attention of Long Range Planning in the Community Development Department. Completed forms may also be emailed to the Long Range Planning team at [email protected].
Please contact the Long Range Planning team at [email protected] for more information or assistance.
Section A – Applicant Information
*Applicant name must match the name on lease agreement.
Applicant Contact Information
Applicant Name:
Address:
Phone:
Email Address:
Provide a summary of the proposed scope of work:
Section B – Property Owner/ Landlord Information
*Property Owner/Landlord name must match lease agreement.
Property Owner Contact Information
Property Owner:
Landlord Name/
Property Manager:
Address:
Phone:
Email Address:
Date Received: ___________
Section C – Compliance Statements (confirm each statement by checking box and initialing) ☐ I acknowledge the City may deny an application if it is found that the requested repairs are required to correct outstanding Code Enforcement violation related to the habitability of the housing unit. Initials___ ☐ I acknowledge program reimbursements are limited to $1,000 for each City fiscal year per application, per household (July 1-June 30). Applications will be accepted and processed until annual funding has been exhausted. Initials___ ☐ I acknowledge the City reserves the right to inspect all repairs before providing reimbursement. Initials___ ☐ I acknowledge applications will be processed on a first-come, first-serve basis and will prioritize senior households who meet eligibility requirements. Initials___
☐ I acknowledge program policies are subject to change. Initials___ ☐ I acknowledge all property owners and their successors as identified in Section B of this form, including the tenant, shall defend, indemnify, and hold harmless the City of Beverly Hills, and their elected officials, officers, agents, employees, representatives, and volunteers from and against all losses, liabilities, claims and judgments relating in any manner to this Program. Initials___
Section D – Compliance Signature (confirm below statement by checking box and initialing) ☐ I acknowledge and agree to the repairs requested for reimbursement to be completed by the tenant or their authorized agent named in section A. I also attest that the named repairs in section A fall outside of the current terms of the lease agreement and may be considered reasonable modifications to the property (i.e. physical changes to a unit that improve the ability of a person with a disability to use and enjoy his or her housing) that are allowed under California state fair housing laws. Initials___
Property Owner Name (print):
Property Owner Signature:
Date:
Landlord/ Property Manager
Name (print):
Landlord/ Property Manger
Signature:
Date:
I, ___________hereby attest that I have the authority, acting as property manager, to approve and sign documents on behalf of __________________ property owner. Initials _____
HANDY WORKER COMPLETED WORK APPLICATION
The Handy Worker program aims to fund minor repairs and improvements in multi-family housing units.
This form is required to be submitted by the applicant (tenant) of the multi-family unit once the approved scope of work is completed and to receive reimbursement. Before submitting an application, please review the Beverly Hills Handy Worker Guidelines at www.beverlyhills.org/handyworker to review all necessary requirements.
Completed forms may be mailed to the address below or dropped off at City Hall to the attention of Long Range Planning in the Community Development Department. Completed forms may also be emailed to the Long Range Planning team at [email protected].
Please contact the Long Range Planning team at [email protected] for more information or assistance.
Section A – Applicant Payment Information
*Applicant name must match name on pre-approval application. All reimbursement checks will be made out to the applicant’s name.
Pre-Approval Application #
Applicant Contact Information
Applicant Name:
Address:
Phone:
Email Address:
If you would like the check mailed to an alternate address, please provide information below:
Section B – Project Completion Details
Final Cost of Project Materials
Final Labor Cost of Project
Total Cost of Project
*Note, total costs should match receipts submitted. Maximum reimbursement per application, per household is limited to $1,000.
Date Received: ___________
Section C – Compliance Statements (confirm each statement by checking box and initialing) ☐ I acknowledge the City may deny an application if it is found that the requested repairs are required to correct outstanding Code Enforcement violation related to the habitability of the housing unit. Initials___ ☐ I acknowledge program reimbursements are limited to $1,000 for each City fiscal year per application, per household (July 1-June 30). Applications will be accepted and processed until annual funding has been exhausted. Initials___ ☐ I acknowledge the City reserves the right to inspect all repairs before providing reimbursement. Initials___ ☐ I acknowledge applications will be processed on a first-come, first-serve basis and will prioritize senior households who meet eligibility requirements. Initials___
☐ I acknowledge program policies are subject to change. Initials___ ☐ I acknowledge all property owners and their successors as identified in Section C of the Pre-Approval Application, including the tenant, shall defend, indemnify, and hold harmless the City of Beverly Hills, and their elected officials, officers, agents, employees, representatives, and volunteers from and against all losses, liabilities, claims and judgments relating in any manner to this Program. Initials___
Section D – Additional Documents (all documents must be submitted with application for processing)
1. After Photos- include a minimum of two “after” photos showing the completed scope of work. After photos will be compared to the pre-approval application “before photos”.
2. Project Material and Labor Receipts- copies of receipts for labor and materials, matching Section B information.
Note, receipts must be date stamped and from a verifiable vendor including the company’s contact information.
Note: The City will process applications as they are received. Processing time for reimbursements may vary; estimated processing time is 14 to 21 business days.