City of Sacramento
City Council - 5PM Report
915 I Street Sacramento, CA 95814
www.cityofsacramento.org
File ID: 2024-01720 10/29/2024 Discussion Item 17.
Annual Report for Emergency Home Repair Pilot Program
File ID: 2024-01720
Location: Citywide
Recommendation: Receive and file an update on the Emergency Home Repair Program.
Contact: Peter Lemos, Code and Housing Enforcement Chief, (916) 808-8183, [email protected], Community Development Department; Michael Benner, Supervising Deputy City Attorney, (916) 808-5346, [email protected], City Attorney’s Office Attachments:
1-Description/Analysis
2-May 16, 2023, Resolution
3-Habitat for Humanity Annual Report 2023/2024
4-City of Sacramento Emergency Home Repair Program - FAQ's 5.26.23 5-Emergency Home Repair Program Resource Page - 2023
Description/Analysis
Issue Detail: The City of Sacramento has an aging housing stock that requires continued reinvestment by homeowners. Low-income homeowners can face challenges with home repairs and preventive maintenance due to tight household budgets that leave little room for necessary repairs.
Unresolved home repairs can lead to habitability and safety issues over time and sometimes result in the loss of housing in our community. The emergency home repair pilot program was created and funded in partnership between the City Attorney’s Office, using Justice for Neighbors (JFN) funds, and the Housing Division within the Office of Innovation & Economic Development (OIED), utilizing city-held Housing Trust Fund resources. The program is managed by the City’s Housing and Dangerous Buildings Section of the Community Development Department, in partnership with Habitat for Humanity of Greater Sacramento.
In order to qualify for the Emergency Home Repair Program, households must have a gross annual income at or below 80% of the local area median income, be a single-family and owner-occupied household, and have code violations that would qualify it as a Substandard or Dangerous Building pursuant to the Sacramento City Code. The funding has addressed violations that included substandard or dangerous roofs, electrical, plumbing, and HVAC systems.
File ID: 2024-01720 10/29/2024 Discussion Item 17.
Eligible households may qualify for up to $15,000 in one-time funding to complete needed repairs.
Habitat for Humanity has utilized other resources and partnerships, including SMUD support and other nonprofits focused on energy efficiency and accessibility to further stretch these resources and get residents the assistance they need. Habitat for Humanity has provided nearly $26,000 in gap funding, labor, and other resources to complete the repairs needed in the first 14 projects.
During the period of May 2023 and September 2024 there were 126 requests considered for emergency home repairs. Of these, 98 requests were denied for various reasons such as not being within the city limits, duplicate requests, the violations did not meet the dangerous or hazardous standard, or the repairs exceeded the funding available. The repairs on 14 properties have been completed. These repairs include the installation of new heating systems, new roofs, electrical and plumbing systems along with other improvements needed to correct violations that were discovered during the repairs. There are 14 properties in the process of review.
Habitat for Humanity has been able to obtain some gap funding to assist the projects, but are not able to sustain this to complete all projects. To date, the grants for repairs have totaled $198,424 to complete 14 projects. The balance of the one-time funding remaining is $305,576 with 14 projects being processed.
Policy Considerations: The program is in alignment with the City’s 2021-2029 Housing Element which includes a recommended action (Program H9) for establishment of an Emergency Repair Program which would provide grants to low-income households for emergency repair. In addition, the use of the JFN resources is in keeping with the established goals of the JFN program.
Economic Impacts: This program serves as a remediation measure for low-income homeowners, to correct code violations that could make homes substandard or dangerous. Proactive, voluntary improvements are typically more cost-effective than having to pursue a code enforcement process, and they maintain viable housing stock in Sacramento and ensure housing stability for local homeowners.
Environmental Considerations: The City’s establishment of a funding mechanism for the Local Projects (contracts) is not a project pursuant to CEQA Guidelines section 15378(b)(4) because it qualifies as the creation of government funding mechanism or other government fiscal activity, which does not involve any commitment to any specific project, which may result in a potentially significant physical impact on the environment.
Sustainability: Not applicable.
Commission/Committee Action: Not applicable.
File ID: 2024-01720 10/29/2024 Discussion Item 17.
Rationale for Recommendation: There is great need in the community for addressing substandard housing conditions in homes owned by lower income homeowners. The recommended pilot program and corresponding grant has resulted in improving housing stock condition and safety as well as providing resources to homeowners that are economically challenged to maintain their homes. The program enhances housing stability for those homeowners and helps to avoid further code violations and housing deterioration. This program has served to reduce homelessness due to unstable housing conditions.
The cross-discipline team comprised of the City Attorney’s Office, Community Development staff and Office of Innovation and Economic Development staff previously reviewed the qualifications of Habitat for Humanity of Greater Sacramento and based upon their excellent track record, have confidence in their ability to continue to deliver the services needed to the homeowners.
Financial Considerations: On May 16, 2023, City Council established the Justice for Neighbors Emergency Home Repair Pilot Program (I21000700) and transferred $304,000 from the City Housing Trust Fund commitment and $200,000 from the Justice for Neighbors Project (I03000100, Fund 1001) to the Justice for Neighbors Emergency Home Repair Program (I21000700) as one time funding. The program has proven to be successful and as the one-time funds are depleted, staff continues to look for additional funding resources.
Habitat for Humanity of Greater Sacramento agreed to leverage additional resources for this program through its partnership with SMUD and other community-based organizations when possible. The pilot program has been successful in protecting some of the community’s most vulnerable property owners from displacement.
Local Business Enterprise (LBE): Habitat for Humanity of Greater Sacramento is a local Sacramento-based organization.
819 N. 10th Street Sacramento, CA 95811
Phone: (916) 440-1215 Fax: (916) 440-1218
HabitatGreaterSac.org
We build strength, stability,
self-reliance and shelter.
Emergency Home Repair Program 23-24 Annual Report
Completed Projects:
During the grant period from April 21, 2023 through February 28, 2024, Habitat for Humanity of Greater Sacramento (“Habitat”) completed 4 projects through the Emergency Home Repair Program Grant (“EHRP”). After submitting and discussing the initial Annual Report on Feb. 28, Habitat and Peter Lemos, Code and Housing Enforcement Chief, discussed the limitations on the $15,000 project limit for EHRP projects and it was agreed that Habitat could use additional gap funding, if available, to complete EHRP repairs that exceed the project limit. Between February 28, 2024 and June 30, 2024, Habitat completed an additional 7 projects, 3 of which required Habitat provided gap funding. In total, Habitat has completed 11 EHRP projects.
1. Starview Court, Sacramento, CA 95823 – Project total $15,000.00 • HVAC Replacement Subcontracted Repair: $14,800.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the HVAC system.
• Administrative Processing: $200.00
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
2. Hoopa Court, Sacramento, CA 95820 – Project total $12,967.50 • HVAC Replacement Subcontracted Repair: $12,350.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the HVAC system.
• Administrative Processing: $617.50
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
3. Creekside Circle, Sacramento, CA 95823 – Project total $12,672.51 • HVAC Replacement Subcontracted Repair: $11,687.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the HVAC system.
• Habitat Labor: $382.06
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation. • Administrative Processing: $603.45
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
819 N. 10th Street Sacramento, CA 95811
Phone: (916) 440-1215 Fax: (916) 440-1218
HabitatGreaterSac.org
4. Helmsman Way, Sacramento, CA 95833 – Project total $12,413.16 • HVAC Replacement Subcontracted Repair: $11,440.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the HVAC system.
• Habitat Labor: $382.06
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation. • Administrative Processing: $591.10
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
5. 62nd Avenue, Sacramento, CA 95820 – Project total $13,723.12 • HVAC Replacement Subcontracted Repair: $12,860.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the HVAC system.
• Habitat Labor: $220.12
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation. • Administrative Processing: $643.00
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
6. Gillespie Street, Sacramento, CA 95838 – Project total $13,796.07 • Plumbing Subcontracted Repair: $12,912.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the sewer line.
• Habitat Labor: $227.11
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation. • Administrative Processing: $656.96
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
7. 53rd Avenue, Sacramento, CA 95822 – Project total $9,963.92 • Plumbing Subcontracted Repair: $8,236.80
− The referral to Habitat from the city indicated that the code concern for the repair project was the pipe system.
• Habitat Labor: $1,252.65
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation, and drywall repair resulting from plumbing issue by the Home Preservation Site Supervisors. • Administrative Processing: $474.47
819 N. 10th Street Sacramento, CA 95811
Phone: (916) 440-1215 Fax: (916) 440-1218
HabitatGreaterSac.org
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
8. South Avenue, Sacramento, CA 95838 – Project total $13,388.08 • Plumbing Subcontracted Repair: $10,780.16
− The referral to Habitat from the city indicated that the code concern for the repair project was the pipe system.
• Drywall Repair Materials: $361.75
− Materials for drywall repair resulting from plumbing issue. • Habitat Labor: $1,608.64
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation, and drywall repair resulting from plumbing issue by the Home Preservation Site Supervisor. • Administrative Processing: $637.53
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
9. Twilight Drive, Sacramento, CA 95822 – Project total $20,506.08 EHRP Invoice total $15,750.00
• Roof Replacement Subcontracted Repair: $15,000.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the roof.
• Administrative Processing: $750.00
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
Gap Funding total $4,756.08
• Remaining Roof Replacement Subcontracted Repair Cost: $4,558.00 • Habitat Labor: $198.08
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation.
10. Ehrhardt Avenue, Sacramento, CA 95823 – Project total $17,664.14 EHRP Invoice total $15,750.00
• Roof Replacement Subcontracted Repair: $15,000.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the roof.
• Administrative Processing: $750.00
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
Gap Funding total $1,914.14
• Remaining Roof Replacement Subcontracted Repair Cost: $1,389.30 • Habitat Labor: $524.84
819 N. 10th Street Sacramento, CA 95811
Phone: (916) 440-1215 Fax: (916) 440-1218
HabitatGreaterSac.org
− Habitat labor included initial assessment, supervision, review of completed work, and , painting of dry rot repaired areas by the Construction Operations Manager – Home Preservation.
11. Ford Road, Sacramento, CA 95838 – Project total $22,172.43 EHRP Invoice total $15,750.00
• Roof Replacement Subcontracted Repair: $15,000.00
− The referral to Habitat from the city indicated that the code concern for the repair project was the roof.
• Administrative Processing: $750.00
− The administrative processing for the project, which is 5% or less of the project grant value, included application processing, review, and qualification by staff in the Homeowner Services and Finance Departments.
Gap Funding total $6,422.43
• Remaining Roof Replacement Subcontracted Repair Cost: $6,210.00 • Habitat Labor: $212.43
− Habitat labor included initial assessment, supervision, and review of completed work by the Construction Operations Manager – Home Preservation.
Projects in Progress:
In addition to the 11 completed projects, Habitat currently has 3 projects where repairs have begun. On each of the projects Habitat is completing listed below, the estimate for the referred code issue required more than the $15,000.00 limit to address and Habitat was able to allocate additional funding to move the project forward.
1. 15
th Street, Sacramento, CA 95822 –
• Plumbing Repair; Estimated total cost: $15,967.87
2. Delta Tule Way, Sacramento, CA 95834 –
• Plumbing Repair; Estimated total cost: $18,062.10
3. 37th Street, Sacramento, CA 95817 –
• Roof Replacement; Estimated total cost: $21,164.00
Although Habitat has been able to address the majority of projects previously on hold from the February report, Habitat does not have sufficient amounts of gap funding to address all projects that require more than $15,000 to complete the repair
1 City of Sacramento Emergency Home Repair Program (EHRP) Also referred to by Council and public as“Justice for Neighbors Emergency Home Repair”
311 FAQ’s
PROGRAM BACKGROUND:
Who does this program serve?
The City of Sacramento wants to assist owner-occupied properties/homeowners, who to no fault of their own, but due to health challenges, aging, limited income, or other legitimate circumstances are unable to maintain their property to City of Sacramento Code standards.
Why is the City partnering with Habitat for Humanity?
Since 2017, Habitat for Humanity of Greater Sacramento has served the community through the completion of over 200 home preservation and repair projects. Their highly respected program is focused on completing health, safety, and other critical repairs needed to help keep seniors, Veterans, disabled, and other hard-working but under-resourced homeowners in their homes.
PROGRAM SUMARY:
The Emergency Repair Grant Program is designed to:
- Provide one-time emergency repair assistance, up to $15,000, to low-income (under 80% of the area median income) owner-occupied properties facing impending health or safety Code violations anywhere within the City of Sacramento.
- Assistance will be provided through Habitat for Humanity of Greater Sacramento who will serve as the general contractor on all approved repair projects.
o This is NOT a cash grant program for homeowners.
▪ NOTE: This was mistakenly shared by a local media outlet as a cash grant. Expect a lot of confusion around this.
HOW IT WORKS:
Who qualifies for this program?
- Must be single family, owner-occupied property.
- Homeowners may not own any other real or residential property. - Household income for all residents over the age of 18 must be less than 80% of the area median income. (Personal financial documentation will be requested.)
- Home must be insured.
- Must reside in the City of Sacramento.
Do I have to have an active Code violation to qualify?
- You do not need to have an active violation to be eligible. - Potentially eligible properties are those which have violations or unresolved property maintenance issues which, unless repaired, the occupants of the property could be substantially fined and/or displaced. o This includes the replacement or repair of substandard or dangerous roofs, electrical, plumbing, water heater or HVAC systems, etc.
2 o Other circumstances may also qualify with approval from Code Management.
How do I apply for this program?
- Priority will be given to homeowners who currently have active or pending Code violations. o Pending Code violations are owner-occupied properties which have open health or safety complaints.
- Upon inspection, City Code officers will provide potentially eligible homeowners with an application for the EHRP administered by Habitat for Humanity of Greater Sacramento. o Homeowners will have 30-days in which to submit a completed application to Habitat for Humanity of Greater Sacramento.
- Residents who reach out to Habitat for Humanity will be referred to City Code for review for qualification for this program.
o If interested homeowners do not meet Code requirements for EHRP , they will be provided with information on how to apply for Habitat for Humanity of Greater Sacramento’s general Home Preservation and Repair Program. https://habitatgreatersac.org/home- ownership/homerepair/home-repair/
Is this program for immediate, emergency repair needs?
- While this program is designed to address critical health and safety repairs, defined by the City of Sacramento as “emergency repairs,” it is not intended to be a crisis response program. - Habitat staff are not available 24-hours or on call for immediate/emergencies. - Homeowners should defer to on-call professionals, City municipal services, or other emergency response providers for any situations which could result in immediate personal harm or significant property damage (flood, fire, burst pipe, etc.)
What if my home needs more than $15,000 worth of work to be safely habitable? - If the property requires no more than $15,000 in repairs to bring it into compliance with Code, but has a need for other health, safety, or habitability repairs, Habitat will address those repairs as they are able with other non-City of Sacramento funds upon removal of any pending Code violations and/or related fines.
- Additional repairs beyond correcting potential Code violations are NOT guaranteed. o This will be based on available, non-City funding for further repair needs as well as homeowner health and safety.
Will I have to move out of my home while repairs are being completed? - No. This program is not intended to address repairs which are severe enough to require homeowner displacement while being addressed.
- This program is intended to address minor health, safety, and/or habitability issues which, if not repaired, could escalate into significant damage and/or result in the home becoming uninhabitable.
Is this a free program?
- The $15,000 repair investment through Justice for Neighbors EHRP does not require repayment but will be secured with a five (5) year deed of trust.
o If a property is sold within 5 years, the total amount of the cost of the repairs, up to $15,000, must be reimbursed. Reimbursed funds will be placed in a reuse account to be invested in future EHRP projects.
3 - If additional work is completed on the property by Habitat for Humanity through other grant and repair funding, repayment and/or additional note and deed of trust may be required.
What if I have a reverse mortgage?
- Homeowner must be able to provide Habitat for Humanity of Greater Sacramento with reverse mortgage bank’s contact information and lien/deed policy before being approved for the program.
What if I don’t want to have a “lien” or additional deed of trust placed on my property? - Habitat does not place a lien on the property.
- Habitat secures a fully forgivable note for the value of the work done on the property, not to exceed $15,000, with a deed of trust. The value of that note is secured against the property for five years to ensure program funds are not used for rentals, house flipping, or other non-EHRP reasons. - Work cannot be done without the funds being secured to the property via deed of trust.
What if I’m a renter?
- This program is for owner-occupied properties only.
- If you are a renter in need of health and safety repairs or need other housing stability support, please contact these programs to learn more about your rights and other resources:
1) California Tenants Guide: https://www.courts.ca.gov/documents/California-Tenants-Guide.pdf
2) City of Sacramento Tenant Protection Program
3) Step Up Sacramento
https://www.stepup.org/locations/sacramento-county/
Contact: Sierra Edwards (916) 533-3177
GENERAL:
What is the total program budget approved by City Council? $504,000
What are the program funding sources?
Justice for Neighbors Fund administered by the City Attorney’s office and the City of Sacramento Housing Trust Fund
Who are the partners on this program?
City of Sacramento Code Enforcement Division, City of Sacramento City Attorney’s Office, Habitat for Humanity of Greater Sacramento
This is a “pilot program”?
Yes, through successful implementation of this program, EHRP partners hope to encourage Sacramento City Council to add this program as a budget line item in future years. This will enhance the City’s commitment to investing in existing, under-resourced neighborhoods and homeowners.
HOME REPAIR OPPORTUNITIES
1. Justice for Neighbors Emergency Home Repair Program – A partnership between the City of Sacramento, Justice for Neighbors Program and Habitat for Humanity of Greater Sacramento. Assists homeowners in addressing long-deferred critical home repairs that may otherwise lead to displacement due to dangerous or substandard conditions. Income requirements apply. https://habitatgreatersac.org/home-ownership/homerepair/home-repair/
2. Rebuilding Together Sacramento: Safe At Home – Home safety modifications to improve accessibility, safety, and independence. Modifications may include, but are not limited to:
• Shower and bathroom grab bars
• Shower stools and hose
• Toilet support frame
• Handrails
• Smoke, fire, and carbon monoxide detectors
• Transition ramps
Those who are at the greatest risk of falling may be eligible to receive an assessment and fall prevention education from a Licensed Occupational Therapist. If you're interested in learning more, write "Interested in Occupational Therapist consultation" on your application. The average wait time is 3-4 weeks.
3. SHRA Lead Hazard Reduction Program - Grants up to $10,000 for low-income households to address lead hazards in their homes. For more information:
https://www.shra.org/lhrp/, (916) 440-1317 or [email protected]
4. SHRA Home Repair Program - Emergency home repair assistance to very low-income owner- occupants of single-family homes or mobile homes within the City of Sacramento; the Cities of Galt, Folsom, and Isleton; and unincorporated areas of the County of Sacramento. This program provides assistance to correct health and safety hazards that may exist. More information at: Home Repair Program Definitions 2022 and https://www.shra.org/homeowner-resources/
5. SMUD Seal and Insulate Program - Rebates up to $3,000 to repair leaky ducts in attics and crawlspaces. Assistance with repairs including air-sealing homes to SMUD program standards (including attic floor) installing and sealing new ductwork, insulating attics, and deep-bury ductwork.
More information and application details at:
https://www.smud.org/en/Rebates-and-Savings-Tips/Improve-Home-Efficiency/Seal-and-Insulate
6. SMUD Free Shade Tree Program - Get a free landscape assessment and up to 10 free shade trees delivered to your home or business. All SMUD customers qualify - including homeowners, renters, and businesses. More information and scheduling tree delivery at: https://www.smud.org/en/Going- Green/Free-Shade-Trees or call the Sacramento Tree Foundation at (916) 924-TREE (8733).