Housing assistance can add value to neighborhoods

Our older residential neighborhoods define our community. Grass Valley is blessed to have a mix of neighborhoods that provide charm, character and a sense of place.

From the historic homes that surround the downtown business district to the residences within the Glenbrook Basin, each neighborhood is unique.

As I meet with people out in our community, it is evident that they feel strongly about their neighborhood and the value of their home. I see newly landscaped yards, exterior painting, new roofs, and energy-efficient home improvement projects taking place. No matter how big or small the project, they all promote a proud and vibrant community.

We know that home upkeep is an ongoing process and one that can be expensive. Just as individuals are committed to the beauty of their homes, the city also desires to see well-maintained neighborhoods. The city has programs which offer grants and/or low-interest loans to assist property owners in the upgrade or maintenance of their home.

In December 2007, the city completed a "Housing Condition Survey," documenting the housing conditions of older neighborhoods. Of the 5,298 homes reviewed, the survey noted that 30 percent of them were constructed before 1950 and 30 percent are in need of repairs, ranging from overdue maintenance to extensive rehabilitation. The survey noted that by protecting our existing housing stock, the historic fabric of our neighborhoods and the affordability of these homes can be preserved for future generations.

Following the survey work, the City Council expressed their commitment to protect these older neighborhoods and to actively promote our housing assistance programs.

The city's programs are designed to assist households at or below 80 percent of the county's median income (for a family of four this would be $52,100). Eligibility for each program is based on household income limits.

These programs provide a grant and/or make loans with fixed low-interest rates available to property owners who wish to repair their homes. The programs help with rehabilitation or reconstruction work, replace aging and ineffective woodstoves or help in an emergency.

The city's programs are as follows:

• Housing Rehabilitation Program. The Housing Rehabilitation Program's purpose is to eliminate health and safety hazards, and assist with these typical repairs: Roof and siding replacement; termite/pest damage; painting, foundations and other concrete work; structural and nonstructural repairs; window and door replacement, insulation; cabinetry, plumbing and electrical; heating and cooling systems; disabled access modifications; and installation of energy conservation measures.

The program offers loans for owner-occupied or rental properties. Loan amounts can range up to $85,000 or above, at minimal interest rates, and terms up to 15 years with no prepayment penalty. The program does not charge an application fee, construction fee, and there are no out-of-pocket escrow or loan fees. Households with incomes up to 80 percent of the Nevada County median income are eligible.

• Wood Stove Replacement Program. The Wood Stove Replacement Program was created by the city in part to improve air quality and reduce noxious emissions. This program will provide a grant up to $2,500, for low-income households, to replace existing inefficient and polluting wood stoves with a new EPA-approved wood or gas fired stove. The applicant will be responsible for 10 percent of the costs for purchase and installation, plus 100 percent of any custom upgrades and features.

• Emergency Repair Program. The Emergency Repair Program is a one-time grant of up to $7,500 for emergency repairs or handicapped retrofitting for owner-occupied households with incomes up to 60 percent of the Nevada County median income limit.

Emergency repairs may include, but are not limited to: Disruptions in plumbing; failures of hot-water heaters, main heating sources, private sewage systems, electrical, and gas services; structural failures, and needed alterations to accommodate disabled persons.

I believe there are many people in our community who can benefit from these programs. If you are interested or know someone who may use the programs, you can obtain a brochure by stopping by the Community Development Department at the Grass Valley City Hall at 125 E. Main Street, by visiting the city's Web site at www.cityofgrassvalley.com, or by calling Beth Owens, Housing Technician, at 274-4344.

Mark Johnson is mayor of Grass Valley.