Blanche Williams and her husband, Dick, bought the house of their dreams three years ago in a peaceful Overland Park neighborhood. With its airy rooms and three-season sunroom, it was everything they wanted. But last December, the house took on a more challenging feel.
That's when Williams, 76, saw a doctor about hand tremors and was diagnosed with Parkinson's disease. "With Parkinson's, things are going to get more challenging for me," Williams said matter-of-factly. "I want to be able to stay in my home, and I will need the house to accommodate a wheelchair some day." In sharing her concerns about the future, Williams learned from a friend about the HOME Program of Johnson County Housing Services.
"I consider myself pretty savvy about what's available in the community," Williams said, "but I sure didn't know about this!"So one day this past spring, Williams drove to the Housing Services offices on 87th Street Parkway to apply. She signed all the necessary papers in May, work began on July 1, and by Aug. 1 it was nearly finished.
The narrow door to Williams' bathroom has been widened and she now has a "curbless" shower that will enable her to move easily even in a wheelchair. The scope of her project also included replacement of damaged exterior siding. Williams has been deeply involved throughout the process. She got to choose from the contractors who bid on the job, she carefully watched the construction work each day, and she developed great respect for Carl Wilkes and Brandon Boatman, the two Housing Services inspectors assigned to her HOME project.
Overall, she couldn't be happier. "It's a wonderful program," she said. "I now have a new mortgage on the property, but in 10 years that will be written off."
Williams urges all eligible residents to consider both the HOME and Minor Home Rehabilitation programs—and not to feel any qualms about participating.
"There's no reason to be held back by pride when you're dealing with something that could be a big problem later on," she said firmly.
Postscript: Blanche Williams has taken advantage of offerings from Johnson County K-State Research and Extension, as well. After her Parkinson's diagnosis, she took a class called Living a Healthy Life with Chronic Conditions—and was so impressed that she is learning to teach the course to others. She has also taken exercise classes from Extension because she knows that keeping fit will affect her attitude and help her control the symptoms of her illness.
Johnson County Housing Services assists eligible residents through a collaboration between other county departments, nonprofit agencies, Johnson County cities, and state and federal governments.
Housing Services programs are of great benefit to eligible residents, said David Ward, deputy director of Housing Services and coordinator of the HOME and Minor Home Rehabilitation programs.
"Too often, we find that clients are making decisions like, 'Do I buy my groceries or replace my roof?'" he said. "These programs make decisions like that unnecessary."
According to Ward, "There are great benefits to the community. The work we do through the HOME and Minor Home Rehabilitation programs can allow residents to continue to live independently. Our work helps the local economy, preserves the county's housing stock, and can change the face of a neighborhood. The 'before-and-after' contrast can be amazing."
The HOME Program
The HOME Program is designed to help eligible residents with rehabilitation of their owner-occupied homes, bringing them into compliance with local housing codes and housing quality standards, as well as addressing health and safety issues. Other objectives include improving accessibility for persons with disabilities, weatherization, and addressing lead-based paint. Other rehabilitation may be done, but the HOME Program does not provide for general upgrades or luxury items.
All work is done by licensed, insured, preapproved contractors. Housing Services staff monitor every step of the process—preparing the scope of the project, obtaining bids from contractors, and inspecting the job throughout construction. The homeowner plays a big role, as well—choosing the contractor from eligible bidders, checking references if desired, and interacting with the contractors and inspectors.
"Our staff assess the client's 'spoken needs' and then look beyond those needs to what the owner might not even see," Ward explained. "Sometimes we pare down the client's wish list, sometimes we expand it!" An example of expansion was the need for replacement siding on Blanche Williams' home.
Once the owner approves the scope of work, competitive bids are obtained, a contract between the contractor and owner is drawn up, a lien is placed on the house, and "we start swinging the hammers," said Ward.
For Johnson County residents outside the Olathe city limits, assistance is provided as a deferred loan for 10 years at 0 percent interest with no monthly payments. Ten percent of the loan is forgiven each year. If the owner lives in the home for 10 years after the rehabilitation, the loan is completely forgiven. If the property changes ownership, the balance of the loan must be repaid.
For Olathe residents, the entire loan balance must be repaid when the home is ultimately sold. Olathe deferred loans are non-interest-bearing and do not require periodic payments, however.
Ward says of the HOME Program, "Residents will never see more favorable terms anywhere. There's just nothing else like it."
- You are eligible if…
Your home is in Johnson County.
- You own and have occupied the home for at least one year.
- The payment is current if your home is secured by a mortgage.
- The repairs cost at least $5,000 to correct.
- The home is not in a special flood zone or hazardous area.
- The total household gross income does not exceed HUD's 80
percent of area median income guidelines (call for current income
limits).
- The value of the property after rehabilitation does not exceed 95 percent of the HUD median purchase price for the area.
- Homeowners insurance is in place.
- All property taxes are current.
- There is no more than one lien against the property.
Request an application from Housing Services by calling 913-715-6612, e-mailing RichellePopevis@jocogov.org, or visiting http://hsa.jocogov.org (then "Housing," then "Johnson County HOME Program").
Note: If the home needs so many repairs that the total expense would exceed the amount allowed to bring it fully into compliance with housing quality standards and to address all code violations, Housing Services must decline the application.
Olathe residents should contact Linda Lane: phone 913-971-6268 or e-mail LLane@Olatheks.org.
Minor Home Rehabilitation Program
The Minor Home Rehabilitation Program assists Johnson County homeowners with minor home rehabilitation needs and provides accessibility modifications for persons with a disability.
The program helps with repairs that, if left unattended, would have a direct effect on the health, safety, or accessibility of the homeowner or renter. As such, it deals with more urgent, "acute-care" needs than the HOME Program.
The primary focus of the program is repairing or replacing a home's mechanical systems and installing devices or performing modifications to make the home accessible.
The services are free to income-eligible residents, and there is no repayment obligation.
- What kinds of repairs are provided?
Accessibility: Bathroom modifications, ramps, repair or replacement of damaged interior or exterior stairs.
- Major systems replacement: Window
replacement, plumbing, electrical, gas line failure, guttering, HVAC,
driveway repair or replacement, sidewalks on the property.
- Minor services: Faucet replacement, drain line cleaning and repair, water heater replacement, replacement of mechanical parts for air conditioning and furnaces, smoke and carbon monoxide detectors, communication devices for persons who are deaf or hearing-impaired.
- You live in Johnson County.
- Your annual income does not exceed HUD's 80 percent of area median income guidelines.
- You own and occupy your home.
- You are current on your property taxes.
- Your home is not for sale.
Olathe residents should contact Linda Lane: phone 913-971-6268 or e-mail LLane@Olatheks.org.
Other sources of housing help
One other program often helpful is the Weatherization Program, which can help you lower your fuel bills and increase the comfort of your home. At this time, however, there is a waiting list for services. To be placed on the list, call 913-715-6618.
Housing Services also has a First-Time Homebuyers Program and a Neighborhood Stabilization Program.
Article By Lynn Anderson
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