Housing Links for Disabled Veterans

As we began our odyssey several years ago to provide specialized Real Estate services to people with disabilities, the Mosaic Realty Group of Prudential  Arizona Properties was reminded that addressing issues of disability comes in three’s.

Three basic areas to be addressed are Housing (our thing), Transportation, and Employment.

And the user groups of these services are, essentially, threefold:  Seniors, Veterans, and people with traumatic injury/disease.

The following links are provided as a means to explore options for near-term or long-term housing needs for Disabled Veterans. (other issues and links have been provided in other posts in this blog)

HOUSING

www.HomesForOurTroops.org
We are Homes for Our Troops, a national non-profit, non-partisan 501(c)(3) organization founded in 2004. We are strongly committed to helping those who have selflessly given to our country and have returned home with serious disabilities and injuries since September 11, 2001. It is our duty and our honor to assist severely injured Servicemen and Servicewomen and their immediate families by raising donations of money, building materials and professional labor and to coordinate the process of building a home that provides maximum freedom of movement and the ability to live more independently.

 

www.vethomesfoundation.org
Review for services for Long Term Care, one of the most demanding services. Veterans homes exist to help America’s living heroes through this difficult passage with dignity and at a greatly reduced cost. This is a great resource for families of veterans in need of assistance.

Hope these links help. Thanks again for your service to all of us.

Disabled Home Owners – Picking the Right Real Estate Agent to Sell Your Home

Disabled Home Owners – Picking the Right Real Estate Agent to Sell Your Accessible Home

In many cases homeowners with disabilities have modified their homes to meet their specific needs and accessibility requirements. That presents the home owner with at least two options when it is time to list that home for sale:

¨       Restore the home to a more ”traditional” configuration. Appraisers like this choice, because in some instances they may reduce the appraised value of the accessibility-modified home as “distressed”, in their minds deducting the amount required to make the home “livable for regular people” (this, with my apologies, is a direct quote). Other homes with modifications are an alternative standard for the appraiser, but most appraisers don’t bother to go to this trouble.

¨       Keep the modifications in place and find a real estate agent who has experience marketing to persons with disabilities.  The advantages to this are 1) the ability to avoid the expense and hassle of remodeling, 2) creating a turnkey purchase for individuals with similar challenges at a value-added price, and 3) expanding the marketplace for the home by anywhere from 12% to 15% (the percentage of disabled individuals in most communities)

 In the Phoenix, AZ metro area there are approximately 480,000 people with physical disabilities. Statistically speaking this requires about 160,000 modified homes.  It is estimated that the current inventory is about 65,000  to 70,000 of currently modified homes and rentals. 

 An under-served market? You bet.

 In many cases, design and standard construction elements can satisfy some of the most common accessibility needs: 36” wide hallways, 3.0 door-frames, and zero-grade entries and sills. Some bathrooms already have 54” to 60” open space contiguous to the toilet (which would permit a wheelchair user to turn to get next to the commode for transfer)

 An agent who is untrained to identify these characteristics may be eliminating the home from consideration by that 12% to 15% of the local market (see above) by failing to market it as such. Is this the agent you want listing your home? Further, this lack of knowledge is likely coupled with lack of experience and familiarity with organizations and advocacy groups for people with disabilities which would be prime marketing opportunities for the accessibility modified home.

 If you have a disability, and have an accessibility-modified home to sell, ask your prospective real estate agent these two questions: “have you successfully worked with clients with disabilities before?”, and “do you and your MLS have the ability to identify and market the specialized features of my home?” both to the general public, and to other persons with disabilities?

 Many agents would like to list your home. Fewer actually have the experience to sell it as a modified home. Disabled Home Owners: picking the right real estate agent to sell your accessible home means looking for an agent who understands the special standards of your home, and the experience to sell it as the value-added asset that it is.

Arizona Down Payment Assistance Programs

Arizona Down Payment Assistance Programs

The Down Payment Assistance Programs offered by state, county and city are usually secured by a second mortgage.  The second mortgage may be called a “Silent Second” which means that there are no payments required in the beginning and in some cases it will be forgiven if you live in the home for a certain number of years.  All of the Down Payment Assistance Programs primarily use an FHA mortgage to secure the first mortgage however some programs may accept different programs.

C = Conventional F = FHA V = VA                  R= USDA Rural Development	Eligible 1st MTG. LOAN TYPES	State	DAP Maximum Assistance Amount	Phone #
PROGRAM NAME

Avondale Homebuyer Assistance Neighborhood Stabilization Program (NSP) – Gift	C F V	AZ	$15,000	(623) 333-2700
Avondale Homebuyer Assistance Neighborhood Stabilization Program (NSP) – gift	C,F,V	AZ	$5,000	(623) 333-2700
Avondale Homebuyer Assistance Neighborhood Stabilization Program (NSP) – Lien	C F V	AZ	$40,000	(623) 333-2700
Avondale Homebuyer Assistance Neighborhood Stabilization Program (NSP) – lien	C,F,V	AZ	$40,000	(623) 333-2700
Avondale Homebuyer Assistance Program (HAP)	C F V	AZ	$40,000	(623) 333-2700
Avondale Homebuyer Assistance Program (HAP) – Gift	C F V	AZ	$5,000	(623) 333-2700
FHLBSF/National Bank of AZ/Comite de Bien Estar Individual Development & Empowerment Account Program (IDEA)	C F	AZ	$15,000	(928) 627-8559
Flagstaff Community Homebuyer Assistance Program (CHAP)	C F V	AZ	$33,700	(520) 214-7456
Flagstaff FHLBSF/BOTHANDS Inc Individual Development Account (IDA)	C F	AZ	$15,000	(928) 214-7456
Flagstaff FHLBSF/BOTHANDS Inc Workforce Initiative Subsidy for Homeownership Program (WISH)	C F	AZ	$15,000	(928) 214-7456
Maricopa County Federal Home Loan Bank of San Francisco/Alliance Bank of Arizona Individual Development and Empowerment Account IDEA	C F	AZ	$15,000
Mesa Housing Our Communities Inc New Opportunities for Homeownership Program (NOH) Closing Cost Assistance	C F	AZ	$2,000	(480) 649-1335
Mesa Housing Our Communities Inc New Opportunities for Homeownership Program (NOH) Down payment Assistance	C F	AZ	$25,000	(480) 649-1335
Multi Counties Alliance Bank of Arizona Workforce Initiative Subsidy for Homeownership Program (WISH)	C F	AZ	$15,000	(602) 629-1721
Multi Counties Community Housing Resources of Arizona (CHRA) Wells Fargo Mortgage Assistance Program (MAP)	C F	AZ	$5,000	(602) 631-9780
Peoria First Time Homebuyer Down Payment Assistance (FTHB)	C F	AZ	$15,000	(623) 773-7250
Phoenix American Dream Down payment Initiative Program (ADDI)	C F	AZ	$10,000
Phoenix Neighborhood Stabilization Homebuyer Assistance Program (HAP)	C,F,V	AZ	$15,000	(602) 631-9780
Phoenix Neighborhood Stabilization Homebuyer Assistance Program (HAP) – NSP	C F V	AZ	$15,000	(602) 631-9780
Pima County AZ Federal Credit Union/Family Housing Resources Workforce Initiative Subsidy for Homeownership (WISH)	C F	AZ	$15,000	(520) 318-0993
Pima County Down Payment Assistance Program (DAP)	F	AZ	$20,000	(520) 791-4123
Pima County Family Housing Resources Homebuyer Assistance Project (HAP)	C F	AZ	$3,500	(520) 791-4123
Pima County Housing Assistance Program	C F	AZ	$5,000	(520) 791-4123
Pima County Primavera Foundation Inc Homeownership Program (HOP)	C F	AZ	$15,000	(520) 882-5383
San Luis Comite de Bien Estar Inc Deferred Payment Loan (DPL)	C	AZ	$25,000	(928) 627-8559
Tempe Community Assisted Mortgage Program	C F	AZ	$35,000	(480) 350-8950
Tucson CDBG Down Payment Assistance Program (DPA)	C F V	AZ	$2,000	(520) 882-0018
Tucson Old Pueblo Community Foundation (OPCF) First Time Homebuyer Project (FTHP)	C F	AZ	$10,000	(520) 546-0122

 

Disabled Homebuyers, Have You Considered an FHA 203K Loan?

Found the perfect neighborhood, with the perfect schools and perfect amenities nearby? But the home is not accessible for the disabled member of your family?  The home modifications necessary to make the home perfect for your needs just might financed into your mortgage and amortizable over the life of your loan, rather than requiring immediate cash.

A great program available for this kind of home is the government-backed FHA 203k loan. In addition to the modification scenario described above there are multiple reasons for looking into this particular loan type:  examples of  10 repairs that could force a home into a 203k loan instead of a conventional mortgage.

1. Paint/Mold. Lead paint and mold are 2 major downsides to older homes and any house sitting unoccupied for a long time. Both fall under the “eligible improvements” category of the 203k loan.
2. Carpet & Appliances. Carpet ruined by time or pets, or just plain ugly carpet…both covered by the 203k. Buying and installing new appliances including free standing ranges, washer/dryer and refrigerators are all covered by the 203k.
3. Minor Remodeling. From kitchens to bathrroms, a lot of inner construction can be paid for with this FHA loan. You just have to stay away from “structural repairs.”
4. Deck/Patio/Porch. If you want to replace, repair or build an accent to the house like a deck, you can pay for the improvement with the 203k.
5. Window & Door Replacement. Maybe the windows are old, or not there at all. Maybe the doors are cheap and you want better quailty. FHA doesn’t care why: you can replace windows and doors with 203k money.
6. Siding. Damaged or dreary, siding can make a huge difference on a home. Don’t like the siding but love the house? No worries. You can have that changed under the 203k loan.
7. Accessibility. Are you in a wheelchair? Maybe your child is, or an elderly parent who will stay with you. Accessibility for persons with disability is covered by the 203k loan program.
8. New Roof. The house may be older, or under shade or damaged by ice dams. Whatever the reason, if you want a new roof the 203k will cover it.
9. Additional Rooms*. Yes, you can actually add rooms to a house with the 203k loan. If you find a 2-bedroom house with 1 bathroom that otherwise looks perfect, in the ideal neighborhood and you would buy if it had another bedroom and bathroom, then this is the loan that can do that.
10. Moving a Load-Bearing Wall*. If you want a house but there’s a wall that drives you crazy, you can remedy that problem by moving the wall, even if it’s a structural (load bearing) wall. The 203k loan can pay for it, and the cost is then amortized over the life of the mortgage.

Some Home Loan Options for The Disabled Homebuyer

America Wide Home Loan Lenders

U.S Department of Housing and Urban Development

The President has signed into law the Hope for Homeowners program. This program will continue FHA’s existing and successful efforts to provide aid to struggling families trapped in mortgages they currently cannot afford. Certain borrowers facing difficulty with their mortgage will be eligible to refinance into FHA-insured mortgages they can afford. See our mortgage calculator.

The U.S Department of Housing and Urban Development (HUD), federal housing program financially helps moderate or low-income families with disabilities to rent or buy a home. The goal of this program is for people with limited economy to be able to afford to rent or buy a home. Section 8 offers subsidies for both renters and home owners. Approved recipients will be granted monthly home ownership assistance payments to help cover mortgage payments.

Fannie Mae

First established in 1938 as a government agency, Fannie Mae in 1968 became a private, shareholder-owned company with a charter from Congress requiring the company to support the housing finance system.

Fannie Mae Community HomeChoice with PHFA Access Modification – This program offers assistance to buyers with disabilities (or those who have a household member with a disability living with them) who want to purchase a home and make access modifications to it, but who do not qualify for a PHFA home purchase loan – http://www.fanniemae.com/index.jhtml

Habitat for Humanity

A non-profit Christian organization, Habitat for Humanity (www.habitat.org ), builds accessible homes for people in need. If approved you are granted a home and a favorable mortgage loans that are sponsored through donations, volunteer work and local, private, federal and state resources. HFH is a globally known organization and has built homes for families and individuals with disabilities and in need of financial support all over the world.

Habitat has built more than 250,000 houses around the world, providing more than 1 million people in more than 3,000 communities with safe, decent, affordable shelter. What does a Habitat house cost? Throughout the world, the cost of houses varies from as little as $800 in some developing countries to an average of nearly $60,000 in the United States. Habitat houses are affordable for low-income families because there is no profit included in the sale price. Mortgage length varies from seven to 30 years.

NCB Capital Impact

National Disability Institute strives to increase social and economic independence amongst individuals with a disability. The goal of this partnership is to establish economic freedom for American with disabilities.

N.O.A.H.

The National Opportunities for Affordable Housing Foundation (N.O.A.H.) (www.noah-dpa.org/index.htm) is a non-profit agency committed to the provision of affordable housing through diligent pursuit of home ownership opportunities. N.O.A.H.’s vision is to make that dream of home ownership a reality. Did you know that there is unused “FREE money” available to both first-time and next-time repeat home buyers? N.O.A.H. can help you leverage these resources to make home buying simple, easier and more affordable.

The N.O.A.H. FOUNDATION educates and helps first-time and next-time home buyers access:
State and local government “Down Payment and Closing Cost Assistance Programs”.
State and local government “Grant Funds Programs”.
State and local government “Below Market Interest Rate Programs”.
NOAH’s Florida New Construction “Down Payment Assistance” Program.

Veterans

Homes for Our Troops is a non-partisan, non-profit organization that provides specially adapted homes for severely injured service members. Through our growing network of monetary contributions, donations from building contractors, suppliers, corporate supporters and local volunteers, we are able to provide our assistance at no cost to the veterans that we serve.

U.S. Home Loans by States

Alabama – Access Alabama – This tax-exempt Mortgage Revenue Bond program offers lower-than-market, fixed interest rates on 30-year FHA, VA or Rural Development mortgages to first-time and lower-income home buyers. Access Alabama makes mortgages more affordable for low- to moderate-income home buyers who have disabilities or family members with disabilities. AHFA provides the lesser of $10,000 or 5 percent of the home’s sales price in down payment and closing cost aid, financed over a 20-year term.

Exemption is provided from ad valorem taxation of the home of any person who is totally disabled or who is 65 years of age or older, and who had a net annual income of $7,500.00 or less for income tax purposes for the last preceding year.

Alaska – The Alaska Housing Finance Corporation (AHFC) provides a variety of programs such as our loans for first-time home buyers, low- and moderate-income borrowers, veterans, teachers and nurses and administers the Veterans Mortgage Program which offers financing for qualified veterans at lower interest rates. The Veterans Land Discount program allows certain veterans to a 25% discount on the purchase price of state residential/recreational land. Real property owned and occupied by a qualified disabled veteran whose disability has been rated as 50 percent or more by the military service or the U.S. Department of Veterans Affairs, is exempt from taxation on the first $150,000.00 of assessed valuation.

Arkansas – The Arkansas Development Finance Authority – (ADFA) has created the HomeToOwn Program in order to provide tax exempt mortgage revenue bonds to local lenders, who then pass these onto qualifying, first time, low to moderate income homebuyers who benefit from mortgages with lowered interest rates.

Arizona – Arizona Housing Finance Authority – The Mortgage Revenue Bond Program provides an attractive 30 year fixed rate mortgage at below market rates for homebuyers who qualify for eligible FHA, VA, Fannie Mae, and Freddie Mac conventional loans. The buyer must not have owned a home in the past three years and must qualify to borrow from a participating lender. A down payment assistance program is also available.

California – The California Housing Finance Agency – Offers low interest rate first mortgage programs and a variety of down payment assistance programs to eligible first time homebuyers. HomeChoice is a statewide program designed to assist low and moderate income borrowers who are disabled, or have family members with disabilities living with them, in purchasing their first home. Homebuyers interested in applying for financing should contact one of CalHFA’s approved lenders or fill out their short questionnaire to have a CalHFA Representative contact you.

Colorado – The Colorado Housing and Finance Authority – (CHFA) Home Access loan portfolio provides below market interest rates as well as down payment assistance to disabled buyers.

The Rural Development Single Family Housing Program – Provides housing assistance to very-low, low, and moderate income rural residents. Rural communities and small towns of up to 10,000 population are eligible for assistance. Some communities between 10,000 to 20,000 populations may also be eligible.

Columbia – Housing and Community Development – The Home Purchase Assistance program provides interest free and low interest loans to qualified residents, which enables them to purchase houses, condominiums, or cooperative apartments. Residents who are accepted into the three-tiered program are eligible for loans to meet down payment and closing cost requirements. Loans provided are subordinate to private first trust mortgages.

Connecticut – Connecticut Home of Your Own – CHFA offers 30-year fixed rate mortgages for persons with disabilities who wish to purchase their first home. One and two person households earning up to $81,000 per year are eligible.

Delaware –

Florida – Florida Housing – The First Time Homebuyer Program makes purchasing a home more affordable for low-to-moderate income families and individuals by offering fixed, low-interest rate mortgage loans. Florida Housing also offers down payment and closing costs assistance to eligible borrowers, which can greatly reduce the out of pocket expense to the buyer.

Georgia – Georgia Dream Homeownership Program – DCA’s Georgia Dream program provides affordable mortgage financing to low and moderate income Georgians for the purchase of a home. Georgia Dream’s first mortgage provides low-interest rate mortgage financing for borrowers with moderate incomes and modest assets. Borrowers must be first home buyers. These first mortgage loans are 30 year, fixed rate mortgages with interest rates that are lower than existing market rates.

Georgia Dream’s down payment loan provides interest free financing to help first-time home buyers with the required down payment, closing costs, and prepaid items associated with purchasing a home. These down payment loans are available in conjunction with Georgia Dream’s first mortgage described above. The loans are made as delayed repayment-subordinate mortgage loans ranging from $5,000 to $20,000.

Hawaii – The Hawaii Public Housing Authority – Helps provide Hawaii residents with affordable housing and shelter without discrimination. HPHA efforts focus on developing affordable rental and supportive housing, public housing and the efficient and fair delivery of housing services to the people of Hawaii.

Idaho – Idaho Housing and Finance Association – Through Homeownership Lending provides help for homebuyers directly through approved local lending institutions with IHFA’s Mortgage Revenue Bond (MRB) program. The HOV program allows Section 8 Voucher Holders with disabilities to utilize voucher subsidy as a source of income to repay a home loan. Qualified heads of households or spouses with a disability, can apply for approval to participate in the HOV program, which compliments a mortgage loan with down payment assistance from the HOME Program of at least $1,000.

Illinois – The Greater Chicago Housing and Community Development – This underwriting initiative provides single-family mortgages for low- and moderate-income people who have disabilities or have family members with disabilities living with them. Mortgage loans are tailored to meet the unique needs of people who have disabilities, offering a downpayment as low as $500.

Indiana – Indiana Housing and Community Development Authority – The state agency created by the legislature in Indiana to offer first time home buyer programs is the Indiana Housing and Community Development Authority. The First Home program offers below market interest rate mortgages to qualified persons. Interest rates can vary, but are usually one-half to one percent below the market rate. This program may be used in conjunction with FHA/VA, Fannie Mae, or USDA Rural Development financing.

Indiana Down Payment Assistance – The American Dream Down Payment Act is a down payment assistance initiative that allows grants to be given to participating jurisdictions to assist low to middle income families and uniformed employees such as, policemen, firemen, sanitation, maintenance workers, and teachers who are employees of the participating state to achieve homeownership.

Iowa – Iowa Able Foundation Loan Program – The Iowa Able Foundation helps Iowans with disabilities, their families, and older Iowans access adaptive devices / equipment, and home modifications through its loan programs. The Iowa Able Foundation offers an alternative financial solution by providing low interest loans with flexible terms to help individuals increase their independence.

Kansas – ACORN Housing Corp – A non-profit organization dedicated to helping low-income families realizes the American dream of home ownership. ACORN has counseling offices throughout the United States. ACORN Housing Counselors make the homebuying process more accessible to first-time buyers. ACORN Housing, homebuyers can gain access to mortgage programs with lower interest rates, lower down payments, flexible underwriting guidelines and lower origination fees.

Kentucky – Kentucky Special First Mortgage Loan Programs – Kentucky Housing Corp.’s Single Parent, Disability, and Elderly Program offers fixed 30-year loans for newly constructed houses at interest rates from 1 percent to 6 percent.

Louisiana – Louisiana Housing Finance Agency – Offers a number of opportunities for low- and moderate-income Louisiana families to realize their dreams of owning a home through its First-Time Homebuyer Program. Prospective homeowners must be first-time homebuyers (persons not owning a principal residence in the last three years) or they must purchase a home in a targeted area.

Maine – Maine Housing – An independent state agency that bridges public and private housing finance, combining them to benefit Maine’s low and moderate-income people. MaineHousing brings millions of new private and federal housing funds to Maine annually to create safe, affordable, warm housing.

Maryland – Homeownership for Individuals With Disabilities Program – This program provides low interest mortgage loans to eligible disabled home buyers. The total combined income of all members of the household may not exceed $40,150. The maximum purchase price is $120,000 in the Washington, D.C., area and $100,000 in all other areas of the state.

Massachusetts – The Massachusetts Affordable Housing Trust Fund – (AHTF) provides resources to create or preserve affordable housing throughout the state for households whose incomes are not more than 110% of median income. Funds are available for rental, home ownership and mixed use projects as well as housing for the disabled. SoftSecond, the state’s most successful mortgage program for low and moderate-income first-time homebuyers.

Michigan – Loans made under the Direct Loan Program are to families with income below 80% of the median income level in the communities where they live. Rural Development is able to make loans to those who will not qualify for a conventional loan, the Rural Development Direct Loan program enables many more people to buy homes than might otherwise be possible. The Single Family Housing Program provides homeownership opportunities to low and moderate-income rural Americans through several loan, grant, and guarantee programs.

Milwaukee – IndependenceFirst – Provides assistance to persons with disabilities who have a goal of homeownership. This includes homebuyer education counseling, teaching money management skills, conducting benefits counseling and providing referrals for credit counseling agencies. Currently, we also have forgivable loans available for qualified households that include a member with a disability. The forgivable loan is for first-time homebuyers only and can be used for down-payment, closing costs, and/or accessibility modifications. Home ownership services are available on a first-come, first-served basis in Milwaukee, Ozaukee, Washington, and Waukesha Counties. The downpayment assistance is available statewide via the local independent living center.

Minnesota – Minnesota Housing – Finance and advance affordable housing opportunities for low and moderate income Minnesotans to enhance quality of life and foster strong communities.

Mississippi – Mississippi Home of Your Own Program – The goal of the project, run by the Institute of Disability Studies at the University of Southern Mississippi, is to help those with disabilities and their families find counseling, supports, and financial assistance that may allow them to purchase and maintain their own homes. Only individuals with disabilities defined by the Americans with Disabilities Act and their family members may apply.

Mississippi – The Mississippi Home Corporation – Developed a Down Payment Assistance Program for low to moderate income first-time homebuyers. The program is available statewide and must be originated through a MHC participating lender.

Missouri – Loans made by USDA Rural Development – Low and very low income applicants to buy, build, or repair homes. Plus loans made by conventional lenders and guaranteed by USDA Rural Development to low and moderate income applicants to buy or build homes with a 30 year fixed interest rate.

Montana – Federal Housing Assistance (FHA) – Established in 1934, the Federal Housing Administration (FHA) seeks to improve housing standards and provide an adequate home financing system by insuring mortgages. FHA loans generally allow home buyers the ability to purchase homes with smaller down payments and easier qualifications than conventional loans. By not having income limitations or credit scoring, many people will qualify for a HUD home because they can afford the monthly mortgage payments.

Nebraska – 1st Nebraska Mortgage Loans .com also offers low down payment loans. These loans are usually long term mortgages that last between 15 and 30 years. A low down payment mortgage allows you to receive a mortgage loan without have to pay a lot of cash upfront.

Partners In Charity (PIC) is a non-profit organization that helps home buyers with their down payment. To qualify for this program you must be approved for a loan and complete a Home Ownership Counseling Course.

Nevada – Housing and Mortgages for People with Disabilities – Here you can learn more about the five important steps in buying a home and about financial assistance programs that are available for people living in Nevada with disabilities, who want to buy a home.

New Hampshire – HomeAccess Program – Helps low and moderate-income borrowers to acquire a home and/or make it accessible for a permanently disabled household member. At least one full time resident of the household must be permanently disabled to qualify for the program.

New Jersey – New Jersey Senior and Disabled Cooperative Housing Finance – This program provides construction and/or permanent financing to qualified housing developers of homeownership units or shared living rental units for low and moderate income senior citizens and disabled individuals.

New Mexico – Housing New Mexico – is a public entity financing housing service for low to moderate income and underserved families. MFA provides a variety of affordable housing programs that range from assistance to homeless individuals and families, to developing new housing projects, to providing opportunities for homeownership.

New York – The State of New York Mortgage Agency – (SONYMA) (www.nyhomes.org) provides safe, low interest fixed-rate mortgages, closing cost assistance and other programs specifically designed to help low- and moderate-income families become homeowners. The U.S. Department of Housing and Urban Development and New York State offer grants to low income families through the HOME program. HOME grants are typically used for a down payment on a first-time home.

North Carolina – The North Carolina Housing Finance Agency – offers programs to assist first-time home buyers; helps governments, nonprofit groups, and private developers create affordable homes, apartments and supportive housing; and provides funding for rehab and repair assistance for homeowners through local groups. The Downpayment Assistance program offers first-time homebuyers who qualify for a conventional mortgage assistance with a downpayment and closing costs in the form of deferred payment, interest-free loans up to $7, 000 in amount.

North Dakota – Dream Fund – Through the DREAM Fund and other programs, CommunityWorks can provide afforable financing for rehabilitation, construction, or mortgage assistance. In addition, CommunityWorks also helps its lender partners to access lending products that work successfully on reservation lands, including the HUD 184 program.

Ohio – The Ohio Housing Finance Agency – (OHFA) From rental to homeownership assistance, the Ohio Housing Finance Agency helps Ohio’s first-time homebuyers, renters, senior citizens, and others find quality, affordable housing that meets their needs. Qualifying first-time homebuyers can choose from our competitive conventional and government-insured loans, all with 30-year fixed-rate mortgages.

Oklahoma – Oklahoma Housing Finance Agency – OHFA is there to help by providing affordable housing to working Oklahomans, help families with their housing needs by enabling them to buy homes through special financing opportunities, rent homes in safer neighborhoods and rehabilitate existing homes. Market Best is the lowest rate OHFA offers statewide. Market Best is below traditional investor rates. Closing costs and down payment you provide varies based on purchase price.

Oregon – Bridges to Mobility – A free consulting service for people looking to either purchase a home or make adaptations to their existing residences that emphasize mobility and accessibility. The organization’s ultimate goal is to identify accessible housing allowing individuals to function independently at the highest level possible within their home environment.

Pennsylvania – The Pennsylvania Housing Finance Agency (PHFA) – Offers home loans with low interest rates and fees through two programs: the Keystone Home Loan and the Keystone Home Loan PLUS. Both programs offer a fixed interest rate for 30 years – Pennsylvania Homebuyers Have Numerous Options Available

Rhode Island – Rhode Island Housing – A self-sustaining public agency, which generates its own operating income, without state funding. First Homes products and services include everything you need to safely and affordably buy your first home and stay there for as long as you want. With FirstHomes, you get low interest rates, help with down payments and closing costs and even a no-down-payment option.

South Carolina – The South Carolina State Housing Finance and Development Authority – Federal and State programs directed at low and low-to-moderate income South Carolinians. The Individual or Family Disability Program offers homebuyers the opportunity for homeownership at affordable, low-interest mortgages. First-time homebuyer requirements are waived with this program, and various interest rates and downpayment assistance options which coincide with the homebuyer’s income are available.

South Dakota – South Dakota Housing Development Authority – First-time Homebuyer Program, this program provides below-market fixed interest rate mortgage loans and cash assistance for homebuyers purchasing a residence in the state of South Dakota.

Tennessee – Tennessee Housing Development Agency – (THDA) Homeownership programs are designed for low- and moderate-income borrowers. The Great Rate Mortgage program offers a below market interest rate loan secured by a first mortgage.

Texas – Texas Department of Housing and Community Affairs – The Texas Loan Star Program is designed to help borrowers overcome the two primary barriers to homeownership: lack of down payment funds and qualifying income. The Texas First Time Homebuyer Program provides below market interest rate mortgage loans through a network of participating lenders to eligible families and individuals who are purchasing their first home or who have not owned a home in the past three years.

Utah – Utah Housing Corporation – Offers six loan programs to assist low and moderate income homebuyers with the purchase of a home. All loan programs offer below-market interest rates and three of the programs make available down payment and closing cost funds. As a result, many individuals can purchase a home even if they have no savings.The American Dream Down Payment Act is a down payment assistance initiative that allows grants to be given to participating jurisdictions to assist low-to-mid-income families and uniformed employees such as, policemen, firemen, sanitation, maintenance workers, and teachers who are employees of the participating state to achieve homeownership.

Vermont – Vermont Housing Finance Agency (VHFA) – The MOVE program offers downpayment mortgages to eligible homebuyers to facilitate the development of affordable housing in Vermont. The Fixed Rate mortgage is 30-year term loan with monthly principal and interest payments and 2, 1 or 0 points available.

Virginia – Virginia Housing Development Authority – VHDA offers a variety of home loan options designed to meet the needs of Virginia’s homebuyers. Government insured loans offer no downpayment in approved rural areas. FHA insured loans offer the most liberal credit qualifying with low downpayments.

Washington – HomeChoice – A downpayment assistance program for low and moderate-income people with a disability or who have a family member with a disability living with them and qualify for a conventional mortgage loan using HomeChoice guidelines. A 1.00% interest rate on the Down Payment Assistance loan program for first-time homebuyers (borrowers who haven’t owned and occupied their primary residence in the past three years). If you buy in a targeted area you do not have to be a first-time homebuyer.

West Virginia – The West Virginia Housing Development Fund – The Mortgage Revenue Bond Program provides first time homebuyers with a first mortgage loan that offers below market, fixed-rates and a 25 to 30 year term. Up to 100% financing is available to qualifying borrowers.

Wisconsin – Wisconsin Housing and Economic Development Authority – Home Loan offers long term, below market, fixed rate financing for low to moderate income, first-time Homebuyers. Features both a reduced interest rate loan and down payment assistance to first-time home buyers who purchase a home in specific neighborhoods. Plus Rural Development that provides affordable Home financing for Wisconsin’s rural residents.

Wyoming – Wyoming Community Development Authority – WCDA has an important role in providing that housing, and in helping families take a first step on the road to fulfilling their American dream. In addition to providing affordable mortgages for first-time homebuyers, the WCDA also provides down payment assistance, as well as many other housing programs and educational classes, to aid homebuyers.

Read more: http://www.disabled-world.com/disability/finance/american-home-loans.php#ixzz1PeHJaJDd

Home Mortgage Issue for People with Disabilities

From MortgageLoans.com

Introduction

This guide has been created to help individuals living with disabilities, and their family members, in the process of buying a home of their own. Here you can learn more about the five important steps in buying a home and about financial assistance programs that are available for you living with disabilities, who want to buy a home.

After reading this guide to home ownership for people living with disabilities, you will know more about:

• The advantages and disadvantages of buying a home
• The most important steps in the home-buying process
• Common terms related to home-buying
• How to get started in your quest to purchase a home
• Financial assistance geared toward enabling you living with disabilities to buy your own homes

Step 1: Advantages and disadvantages of home ownership

There are over 40 million individuals in the U.S living today with a mental or physical disability. Yet only a small percentage of them enjoy the benefits of home ownership.

Independence and the sense of belonging

Today most of the people who live with a mental or physical disability reside in group homes, institutions, nursing homes or at home with their parents. This means that somebody else is in control and setting the rules. Even if a person may be in need of assistance it is also important that he or she have a measure of autonomy. One advantage of living in your own home is that you are in control and are responsible for your own life and well-being.

Owning a home enhances not only your sense of independence but also your sense of connectedness. As a home owner you will become an important and recognized part of the community. Simple things such as getting to know your neighbors, paying property taxes and belonging to a neighborhood are important parts of independent living. These are some of the benefits of owning your own home.

Responsibility and personal assistance

By investing in a house and engaging in a financing plan, you are taking action based on the decision that this is what you want. By taking this step you are also taking responsibility of your own faith. You are investing in the future and ensuring that you will always have a place of your own. This change often brings a feeling of accomplishment and control.

Of course, even though you’ll no longer be living in an institutional setting, you may still need personal assistance. It is available for you as a home owner. The only difference is that it will come to your home instead of the other way around. When professional assistance in group homes or nursing facilities normally are forced to adapt to the general needs of the group you will, by buying your own home, have the possibility to get help according to your own needs and daily routines.

A big step

Buying a home is a big step, all the more so if you are living with disabilities. Living by yourself often requires a higher level of independence and responsibility. If you are dependent on certain assistance or services make sure that the neighborhood in which you’re considering buying a home offers a full range of the support services you require.

It also costs more to own and maintain a home of your own then living at home or renting a room in a nursing home. There are several financing options that may help. The sooner you clarify your needs and wants and determine how much you can afford to spend, the better.

These are a few of the advantages and disadvantages when you are thinking of buying your own home. You may come up with more advantages and disadvantages and it is advisable to contact a local housing counselor to help you prepare to make a decision. A housing counselor is a local, often government issued, agency or institution that works with helping you who are living with disabilites in the home buying process. They normally cost little to consult and are available in all U.S states. More information will follow in Step 3: Getting started.

Tip! You can look for a housing counselor in the Yellow Pages of your phone book or ask a friend or family-member to help you.

Step 2: Familiarize yourself with the home-buying process

Included in this step are common ways of buying a home. Most important is learning how you are going to pay for a home. And so, in this step, you will learn more about:

• How to pay for a home
• What a mortgage loan is

How to pay for a home

The first important step in buying a home is learning how you are going to pay for it. When people buy a home it is common to apply for a mortgage loan (when people want to borrow money from the bank to buy a home they apply for a mortgage loan) at the bank.

Here’s a typical scenario in which you decide to take out a mortgage.

1. You do not have enough money to pay for the home on your own.
2. So you apply for a mortgage loan and upon approval the bank lends you the money to pay the price that the seller has put.
3. Before being allowed to take the loan, the bank does a checkup on the your financial situation. This means checking your annual income, future expenses and credit history (checking your credit is to see if you have any unpaid debts to bank or other financial institutions). Based on this information you are either approved or declined to borrow money from the bank.
4. When taking the loan you normally have to make a down payment (one time payment with personal money, between 3-10 percent of the loan). There are also loans that do no require any down payment.
5. The bank then sets up a 15 – year or 30 – year payment plan where loan-takers pay the bank each month: principal payment (you pay back the loan to the bank a little bit every month), interest rate (also called mortgage rate, percentage of the loan that goes to the bank for administrative costs and profit). Ongoing costs (additional costs such as mortgage payment, insurance, utility bills, taxes, maintenance) are also paid on a monthly basis.

Take some time and read through these steps.

Applying for a mortgage loan

The first step is to contact your local bank office to inform them that you are looking to buy a home and want to apply for a mortgage loan. Your housing counselor can normally help you with this step. The bank will then do the following:

• Run a credit check. This is a checkup on your economic situation. If you have unpaid debts or credit it will show on the checkup. This helps the bank to decide if you are eligible for a loan. Your income simply has to be steady enough to be able to take on a loan.
• Decide how much you can afford to borrow. Your mortgage officer will then calculate how much you can afford to borrow based on how much money you earn and on what your regular expenditures are.
• Help you apply for a loan on the decided amount.

The bank then decides whether or not you are approved to take the mortgage loan. Based on the amount allowed to be borrowed from the bank you can now start looking for a home.

Making an offer on a house

This is where a real estate agent enters the picture. He/she, much like the housing counselor, will help you in finding a home that fits your requirements and additionally manage the contact with the seller.

It is not uncommon that there are many people interested in buying the same home that is for sale. This often results in an auction. Anybody is then allowed to make offers on the property to the seller. The one who bids the highest normally gets to purchase the house.

Upon purchase your real estate agent will help you with all necessary paper work and arrange with the realtor of the seller. It is then important that you have been approved a mortgage loan at this stage.

Step 3: Getting started

Now that you have gotten an insight on how the loan taking process works you are ready to take the first practical step in buying a home. Described below is an example of how to proceed towards buying a home. This process has been adjusted according to the needs of home buyers with disabilities. However, this is not written in stone and a good idea may be to see this process as a foundation to which you can add or remove desired parts.

1. Don’t go through it alone

The home-buying process often stretches over longer periods of time and may cause frustration, doubt and irritation. That is why it is advisable to include a friend or family member. Many have learned that having somebody to support and help you during this time is indeed price-less. Since you are going to meet many people and making a lot of decisions it might be a good idea to increase your power by numbers.

2. Contact a housing counselor

Start by locating a housing counselor in your area. The link below will take you to a search engine that lists all HUD approved Housing Counselor in your state. The housing counselor plays a very important role in the process of finding and ultimately buying a home. And HUD approved housing counselors will additionally help you for free or at little cost. The housing counselor is certified and educated in assisting clients in the home-buying process with special needs.

A housing counselor will:

• Explain your local housing options
• Research available financial assistance programs
• Help you reach a housing solution based on your current financial and practical situation

Find a HUD approved Housing Counselor near you! Housing counselors approved by HUD, the Department of Housing and Urban Development, usually costs very little or nothing at all, receiving commission from HUD.

3. Establish what you need & what you can afford

Before you can start looking for a home you need to know what you are looking for. This is when you have to sit down with your housing counselor to make a list of what you want and need. Ask anybody helping you with current assistance to help you list the needs of your disability. Then return to your housing counselor and implement any additional costs required by your needs into the original financial calculation.

4. Get pre-qualified

Getting pre-qualified for a mortgage loan will help you make a realistic estimation on how much you can afford to spend on a house. The lender will quickly go through your financial situation and estimate how much you will be able to borrow. This way you can start looking and narrow your search for homes based on the loan pre-qualification. Not all lenders offer this option but if they do it might be a good idea.

5. Make an offer

Together with your realtor and housing counselor you now have everything set and are ready to start looking for a home. Both your realtor and housing counselor will be able to find what homes the market has to offer.

6. Apply for a mortgage loan

By now you should have gotten a clear picture of what you can afford to buy. Your housing counselor can now assist you in applying for a mortgage loan. Remember, simply applying does not mean that you have to take the loan even if you are approved.

Since you may, due to your disabilities, have a low-income and may not be eligible for a traditional mortgage loan you will find a list with financial assistance options and favorable mortgage loan programs in Step 5. Your housing counselor will also be able to locate any local financial assistance programs.

7. The home inspection

Although it is not required, the seller of a may already have conducted a home inspection through an independent home evaluation service. Nevertheless it is a good idea to establish the condition of the unit by ordering your own inspection of the home. This is important not only to be able to estimate the property value but also to know what changes is required to meet your needs of accessibility.

8. Closing the deal

The deal is closed when the ownership of the home is transferred from the seller to the buyer. Prior to agreed date you will be contacted by the closing attorney representing the lender and will be informed of what to bring to the closing and how it is going to be conducted.

Step 4: Know your rights

Important to know and to have in mind when dealing with realtors, lenders, sellers, housing organizations or financial assistance program representatives are your rights and the legal obligations of included parties.

In this step you will find information about U.S federal laws and regulations that have been established so that your rights as a home buyer with a disability will be protected during the process of home ownership.

Disability rights in housing

Anyone who has a stated and confirmed mental or physical disability that limits ones ability to pursue one or more life activities is protected by federal laws that:

Prohibits discrimination against people with a disability. It is furthermore prohibited to alter or change application or qualification criteria or fees, costs or terms that differ from what is normally required.

Requires housing providers to make accommodations for people with a disability. Housing providers are by law compelled to make changes in policies, services and practices to make residences more accessible for persons with disabilities. However housing providers are not expected or ruled to make any changes that may cause a financial or administrative burden or fundamentally alter the program.

Requires housing provider to allow persons with disabilities to make reasonable modifications. Modifications include simpler accommodations that will allow home owners to enjoy their home to the full extent. This could mean installing grab bars in the bathroom, lowered entry threshold etc.

Requires builders, developers, architects of multifamily residence to be built according to certain accessibility requirements. Read more under The Fair Housing Act below.

The Fair Housing Act

The Fair Housing Act turns to housing providers such as real estate agencies, realtors, landlords and other included parties such as banks and other lenders, home-insurance companies and housing counselors. This law prohibits any discrimination by mentioned entities making it hard or impossible for a person to get housing because of his/her race or skin color, religion, sex, national origin, familial status or disability.

The Fair Housing Act requires of home construction builders, architects, developers and owners that multifamily residences built after March 13th, 1991 to meet certain accessibility standards. Included parties can be held responsible to the Fair Housing Act if the following accessibility requirements are not meet:

• An accessible entrance on an accessible route
• Accessible common and public areas
• Sufficiently wide doors for wheelchairs
• Accessible routes through and into each residence
• Accessible thermostats, light switches, electrical outlets
• Reconstruction of bathrooms to accommodate any installation of assistive resources
• Accessible kitchen and bathroom space

The Fair Housing Act protects against and prohibits discrimination towards anyone with a physical or mental disability. It also includes disabilities like alcoholism and drug addiction.

The Americans with disabilities act

The ADA protects you living with disabilities against discrimination in public accommodations, employment, state or local government, commercial facilities, transportation and telecommunications.

The ADA is a general law monitoring the rights of people living with disabilities against discrimination. When the FHA is more specific for home ownership the American with Disabilities Act is still good to know since it prohibits discrimination in many areas that are often associated with buying a home.

These are some useful laws to know about when thinking of buying a home. For more laws to protect the rights of disabled persons we suggest you visit the official website of the U.S Department of Housing and Urban Development.

Step 5: Get financial assistance

One in three Americans living with disabilities also lives below or at the poverty level. That makes millions people with disabilities living under socially and financially acceptable conditions.

This is the final step in making the dream of buying a home come true. This step is directed to future home buyers with disabilities who are in need of financial and general assistance in order to reach the goal of home ownership.

If you conduct a full-time job and have a stable income we suggest that you turn to your local lender for more traditional financial options.

Below you will find a list of national resources that offer financial support of further independent living for families and individuals who are financially or socially affected by a disability.

Social Security – Disability programs

The Social Security administration provides federal disability programs called The Social Security and Supplemental Security Income disability programs.

Eligible for the SSI program, according to Social Security’s definition of disability, you may receive benefits based on their current financial need from the Supplemental Security Income program.

The SSI program is funded by general tax revenues.

Am I eligible?

In order to be eligible to receive financial benefits of the SSI program you must be:

• 65 of age or older
• Blind or disabled
• Limited in income and resources
• A U.S citizen or residents , or in one of certain categories of aliens
• A resident of one of the 50 states, including the District of Columbia and Northern Mariana Islands

And additionally be:

• Present in the country for a full calendar month or 30 consecutive days
• Eligible applicant for other financial benefits like pensions, Social Security
• Allowing SSA permission to track financial records from significant financial institutions.
• Eligible in filing an application and meets certain requirements.

How does it work?

By visiting the official website of the Social Security administration you will be able to download all necessary application forms for the SSI program in their Disability-section. There you will additionally be able to request help from Social Security.

Simply call your local SS office and schedule a meeting to decide your needs and eligibility. Then apply and file the application within 60 days of the original contact. If approved you will be eligible for financial benefit from the original date when you contacted SS.

What are my alternatives?

Financial benefits from the SSI program are for many an important part of maintaining a secure and sustainable society. Although there are other beneficiary federal programs for low-income and disabled U.S citizens, Social Security is a basic and broad financial assistance program that embraces the largest variety of applicants.

Furthermore, the SSI program may give you a stable enough income in order to be eligible for government backed mortgage loans and affordable housing programs.

Section 8 – The Home ownership voucher program

Section 8, Housing Choice Vouchers is a HUD, The U.S Department of Housing and Urban Development, federal housing program that financially helps moderate or low-income families with disabilities to rent or buy a home. The goal of this program is for people with limited economy to be able to afford to rent or buy a home. Section 8 hence offers subsidies for both renters and home owners.

HUD’s Home ownership Voucher Program is a part of Section 8 and focuses on first-time home buyers that need help in paying their monthly mortgage payments.

Am I eligible?

Following requirements are to be met by eligible first time home owners:

• No family member has had any present ownership interest in a residence of any family member during the last 3 years. Exceptions are made for single parents or displaced home makers who owned a home while married.
• Cooperative members
• Family including a person with a disability

Minimum requirements for disabled families:

• Monthly SSI benefits for individual living alone multiplied by 12 ($552 x 12 = $6624).
• Eligible based on HUD limits and/or PHA possible re-establishment of minimum income standards. Certain requirements only apply if you have not been pre-qualified or pre-approved for financing that meets PHA requirements.

How does it work?

The U.S Department of Housing & Urban Development cooperates with selected Public Housing Agencies. Not all PAHs offer home ownership as an option as part of their voucher program. Hence you are required to research if their local PHA offices support home ownership with the Section 8 voucher program.

It is also your responsibility to find eligible housing to purchase. Approved recipients will be granted monthly home ownership assistance payments to help cover mortgage payments.

What are my alternatives?

The Section 8 Voucher program also offer rental assistance. For more information about rentals subsidies funded by HUD go to their official website. An alternative to receive assistance and home ownership through the Voucher Program is to explore if participating PHA office owns and controls any units. An option may the be to purchase PHA owned property as receive financial assistance on mortgage payments.

Habitat for Humanity

A non-profit Christian organization that builds accessible homes for people in need. If approved you are granted a home and a favorable mortgage loans that are sponsored through donations, volunteer work and local, private, federal and state resources. HFH is a globally known organization and has built homes for families and individuals with disabilities and in need of financial support all over the world.

Am I eligible?

The decision to assist you in housing and assistance is made by local Habitat for Humanity affiliate’s family selection committee. The decision is based on:

• Your level of need.
• Their willingness to become partners in the program.
• Ability to repay included mortgage loan.

The committee makes the selection according to a common nondiscriminatory policy protecting against any discrimination based on religion, sex or disability.

How does it work?

HFH bases their work in building and rehabilitating simple and decent houses on volunteer work and donations of financial funds and materials. With help from selected home buyer families built houses are then sold to the receiving family for a non-profit market value. Home owners then are offered affordable mortgage loans through Habitat. Monthly mortgage payments by partner families to Habitat for Humanity enable the organization to finance further housing-projects.

Habitat for Humanity simply makes home ownership possible for you upon approval. Additionally to a down payment and monthly mortgage payments partnered families devotes what is called sweat equity; a large amount of their own time, effort and energy to assist in building their own Habitat house and future Habitat houses of others.

What are the alternatives?

Habitat for Humanity is a one-of-a-kind non-profit organization that will, upon eligibility, assist you in fulfilling your dream of home ownership. But they will not do the work for you, simply offering the chance and assistance of others. Home owners who have received help from Habitat for Humanity have gained much more than simple housing. Independence and community support. That is arguably something financial assistance program rarely will contribute to.

Other resources

Additionally to the financing assistance programs above there are other national resources devoted to U.S residents living with disabilities and an improvement in each individual’s independent living.

National Organization on Disability

Based on partnerships with non-disability organizations and several NOD programs this national organization is an established authority in supporting the American and International community of people with disabilities.

With a goal to create awareness and understanding for persons living with disabilities NOD is running programs and partnerships to improve housing, accessibility, religion, employment and much more.

www.nod.org

National Disability Institute

The mission of NDI is to build healthy financial futures for Americans with disabilities through employment initiatives, technical housing assistance, financial education and many other resources. NDI also has a wide partnership network of local, public, private, state and federal banks, investment businesses and organizations.

www.ndi-inc.org

NCB Capital Impact

NCB Capital Impact is a coordinator for cooperative work in primarily addressing the problems that are associated with poverty in the Unites States. Together with non-profit organizations, investors and other partnership NCB Capital Impact has made possible for U.S citizens in need of financial, practical, social or other assistance.

NCB Capital Impact in partnership with the National Disability Institute strives to increase social and economic independence amongst individuals with a disability. The goal of this partnership is to establish economic freedom for American with disabilities.

www.ncbcapitalimpact.org

AAPD – American Association for People with Disabilities

AAPD is considered to be the biggest national cross-disability member organization in America, AAPD works in partnership with other disability organizations and with own resources to ensure economic, social and political security for all Americans with disabilities.

AAPD sees to improve the current situation for U.S citizens with disabilities and works to make economic benefits and resources accessible to people with disabilities.

As the largest disability members organization AAPD has established reliable partnerships and offer great resources.

www.aapd-dc.org

Resources and Links for Accessibility, Home Design, Home Modifications for People with Disabilites

Accessibility Guidelines Frequently Asked Questions

Frequently asked questions on accessibility guidelines of the Fair Housing Act.

Accessible Customer Service Practices for Hotel & Lodging Guests with Disabilities

Information for businesses from the U.S. Department of Justice about customer service practices that assist people with disabilities.

Adaptable & Accessible Housing Checklists

An adaptable house has certain structural features that make it possible to modify to accommodate people with a wide range of physical abilities. An accessible home is one equipped with specific features or technologies to accommodate people with different disabilities.

 

Certified Aging in Place Specialist (CAPS)

Program teaches the technical, business management and customer service skills essential to competing in the fastest growing segment of the residential remodeling industry: home modifications for the aging-in-place.

Frequently Asked Questions about Housing for People with Disabilities

This information from the ENDependence Center of Northern Virginia’s (ECNV) has answers to frequently asked questions about affordable, accessible housing.  It explains universal design, the difference between accessible and adaptable housing, what the Fair Housing Act requires and many more housing issues that affect people with disabilities. 

Guide to Universal Design & Green Home Survey Checklist

Information on ways to apply principles of universal design in the home. Room by room, this checklist can help you consider your options and make your home easier and safer to live in independently. This link opens a Word document.

Home Modification – Online Education

Learn more about home modifications through online courses: Executive Certificate in Home Modification Program and Speciality Courses in Home Modification by IDEAS.

Home Modification Frequently Asked Questions

Answers common questions received by the National Resource Center for Supportive Housing and Home Modifications.

Informed Consumer’s Guide to Accessible Housing

Information defining accessible homes and resources to assist with accessible housing.

Making Historic Properties Accessible

Discusses the complex issue of providing accessibility at historic properties, and underscores the need to balance accessibility and historic preservation.

National Directory of Home Modification Resources

State-by-state links that may include local area or state agencies on aging, housing finance, housing and community development and more.

National Institutes of Health (NIH) Office of Research Facilities: Universal Design & Accessibility for People with Disabilities

Information on universal design principles and in particular how they give better access to people with disabiilities.

• (Principles of Universal Design

These seven principles may be applied to evaluate existing designs, guide the design process and educate both designers and consumers about the characteristics of more usable products and environments.

Rehabilitation Engineering & Research Center (RERC) on Universal Design: Visit-ability Page

Information on an affordable, sustainable and inclusive design approach for integrating basic accessibility features into all newly built homes and housing.

Rehabilitation Engineering Research Center (RERC) on Universal Design

Part of the State University of New York at Buffalo, RERC researches and develops critical tools for advancing the field of universal design and works to apply those tools to develop products and places through industry partnerships.

Universal Design Education Materials Online

Designed to support the teaching and study of universal design, an approach to the design of all products and environments to be as usable as possible by as many people as possible regardless of age, ability or situation. 

Disabled Homebuyers – Picking the Right Real Estate Agent

Disabled Homebuyers – Picking the Right Real Estate Agent

For people interested in buying a home, the choice of the correct real estate agent is important. For disabled homebuyers, picking the right real estate agent is critical.  Why?

 Having a Buyer’s Agent provides the prospective homeowner many of the following services:

•¨       Research and search for the best or most suitable home. For Disabled Homebuyers this usually means previewing a property for it’s suitability or even the ability to show it to the client later

•¨       Prospect via MLS, FSBO, agencies assisting persons with disabilities for all potential homes.

•¨       Develop an efficient and intelligent showing plan to reduce the “wear and tear” on a Disabled Homebuyer. Showing homes to a wheelchair user requires more planning and logistics than normal, and entails more physical demands on both Agent and Client than convention showings

•¨       Analyze properties and prices to provide the best advice on making a fair offer.

•¨       Handle the buyer’s paperwork.

•¨       Arrange, schedule and monitor all the financing, appraisals, inspections

•¨       Monitor and adhere to all of the offer/contract timelines. Examine all documents for accuracy and completeness, providing the appropriate fiduciary care of the client

•¨       …and take care of another hundred minor details of the transaction on behalf of the Buyer

But, In the case of the Disabled Homebuyer, the Right Real Estate agent can and should provide:

•¨       Understanding how home modifications, particularly to the bathroom and the kitchen can make a home more Accessible, and provide the new owner more independence.

•¨       Determine whether the existing unmodified or inaccessible structure is modifiable to meet the Disabled Homebuyers’ particular needs.

•¨       Advise the newly disabled individual what accessibility features will provide what benefits. Coming out of a hospital or nursing home, the buyer may be new to their changed physical reality. Often, you will need to know more about their situation than the client does.

•¨       Possess the hardware for showing homes to someone in a wheelchair. Most Real Estate Agents don’t possess wheelchair accessible vans for transporting clients, or temporary mobile “suitcase” ramps for showing an unmodified, or partially modified home to a client with a disability. Some of us do.

 For Disabled Homebuyers, picking the right Real Estate Agent may be require more analysis that picking up the phone and calling the sister-in-law. Find a specialist who routinely provides this real estate service.

 For More Information:

Michael O’Donnell

The Mosaic Realty Group/Prudential Arizona Properties

Phone: 480-980-8877

Website: http://www.themosaicrealtygroup.com

Disability Rights in Housing

Definition of Disability: Federal laws define a person with a disability as “Any person who has a physical or mental impairment that substantially limits one or more major life activities; has a record of such impairment; or is regarded as having such an impairment.”

In general, a physical or mental impairment includes hearing, mobility and visual impairments, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex, and mental retardation that substantially limits one or more major life activities. Major life activities include walking, talking, hearing, seeing, breathing, learning, performing manual tasks, and caring for oneself.

Disability Rights in Private and Public Housing: Regardless of whether you live in private or public housing, Federal laws provide the following rights to persons with disabilities:

• Prohibits discrimination against persons with disabilities.It is unlawful for a housing provider to refuse to rent or sell to a person simply because of a disability. A housing provider may not impose different application or qualification criteria, rental fees or sales prices, and rental or sales terms or conditions than those required of or provided to persons who are not disabled.Example: A housing provider may not refuse to rent to an otherwise qualified individual with a mental disability because s/he is uncomfortable with the individual’s disability. Such an act would violate the Fair Housing Act because it denies a person housing solely on the basis of their disability. 
• Requires housing providers to make reasonable accommodations for persons with disabilities.A reasonable accommodation is a change in rules, policies, practices, or services so that a person with a disability will have an equal opportunity to use and enjoy a dwelling unit or common space. A housing provider should do everything s/he can to assist, but s/he is not required to make changes that would fundamentally alter the program or create an undue financial and administrative burden. Reasonable accommodations may be necessary at all stages of the housing process, including application, tenancy, or to prevent eviction.Example: A housing provider would make a reasonable accommodation for a tenant with mobility impairment by fulfilling the tenant’s request for a reserved parking space in front of the entrance to their unit, even though all parking is unreserved. 
• Requires housing providers to allow persons with disabilities to make reasonable modifications. A reasonable modification is a structural modification that is made to allow persons with disabilities the full enjoyment of the housing and related facilities.Examples of a reasonable modification would include allowing a person with a disability to: install a ramp into a building, lower the entry threshold of a unit, or install grab bars in a bathroom.Reasonable modifications are usually made at the resident’s expense. However, there are resources available for helping fund building modifications. Additionally, if you live in Federally assisted housing the housing provider may be required to pay for the modification if it does not amount to an undue financial and administrative burden. For more information, see the Reasonable Accommodations section of the Section 504 Frequently Asked Questions page.
• Requires that new covered multifamily housing be designed and constructed to be accessible.In covered multifamily housing consisting of 4 or more units with an elevator built for first occupancy after March 13, 1991, all units must comply with the following seven design and construction requirements of the Fair Housing Act:
  • Accessible Entrance on an Accessible Route
  • Accessible Public and Common-Use Areas
  • Usable Doors
  • Accessible Route Into and Through the Dwelling Unit
  • Accessible Light Switches, Electrical Outlets, Thermostats, and Environmental Controls
  • Reinforced Walls in Bathrooms
  • Usable Kitchens and Bathrooms

In covered multifamily housing without an elevator that consists of 4 or more units built for first occupancy after March 13, 1991, all ground floor units must comply with the Fair Housing Act seven design and construction requirements.

For information on how to comply with the physical accessibility requirements of the Fair Housing Act, visit the Fair Housing Accessibility FIRST Web site.

These requirements apply to most public and private housing. However, there are limited exemptions for owner-occupied buildings with no more than four units, single-family housing sold or rented without the use of a broker, and housing operated by organizations and private clubs that limit occupancy to members.

If you live in Federally assisted multifamily housing consisting of 5 or more units, 5 percent of these units (or at least one unit whichever is greater) must meet more stringent physical accessibility requirements. Additionally, 2 percent of units (or at least one unit whichever is greater) must be accessible for persons with visual or hearing disabilities. For more information,visit Section 504 Questions and Answers.

People with Disabilities in Federally Assisted Housing: Federal law makes it illegal for an otherwise qualified individual with a disability to be excluded, solely because of his or her disability, from programs receiving federal financial assistance. For more information on the rights of persons with disabilities in federally assisted housing as well as the responsibilities of housing providers who receive federal financial assistance, visit our Section 504: Disability Rights in HUD Programs site.

Zoning and Land Use: It is unlawful for local governments to utilize land use and zoning policies to keep persons with disabilities from locating to their area. For more information, see the Joint Statement of DOJ and HUD on Group Homes, Local Land Use, and the Fair Housing Act.

State and Local Laws: Many states and localities have fair housing laws that are substantially equivalent to the Federal Fair Housing Act. Some of these laws prohibit discrimination on additional bases, such as source of income or marital status. Some of these laws may impose more stringent design and construction standards for new multifamily housing.

The Americans with Disabilities Act: In most cases, the ADA does not apply to residential housing. Rather, the ADA applies to places of public accommodation such as restaurants, retail stores, libraries, and hospitals as well as commercial facilities such as offices buildings, warehouses, and factories. However, Title III of the ADA covers public and common use areas at housing developments when these public areas are, by their nature, open to the general public. For example, it covers the rental office since the rental office is open to the general public.

Title II of the ADA applies to all programs, services, and activities provided or made available by public entities. This includes housing when the housing is provided or made available by a public entity. For example, housing covered by Title II of the ADA includes public housing authorities that meet the ADA definition of “public entity,” and housing operated by States or units of local government, such as housing on a State university campus.

For more information on the Americans with Disabilities Act, visit the Department of Justice ADA Home Page.

File a Complaint: To file a complaint or for information on how HUD processes housing discrimination complaints, see Fair Housing-It’s Your Right.

For more information: link to http://portal.hud.gov/hudportal/HUD?src=/program_offices/fair_housing_equal_opp/disabilities

Resources for Real Estate Assistance for People with Disabilities

This article was originally published in Realtor Magazine on: 04/01/2005. Check to see current status of these programs as some may have changed.

A helping hand
Resources for Clients With Disabilities

See what special programs are offered in your area to help people with disabilities buy or maintain their homes.

Buying and maintaining a home can be especially challenging for people with disabilities. If you have a client or customer who has a disability, there may be a program or organization in your area that can provide the assistance they need.

We have created a list of national, state, and local programs that offer mortgage assistance and other types of housing aid to help you better serve those with disabilities. In addition, there are a number of organizations listed that can provide guidance and information about buying a home.

If you know of any programs or organizations that aren’t listed here, please let us know. 
NATIONAL PROGRAMS

Fannie Mae
Mortgages Products for People With Disabilities
Fannie Mae offers a number of mortgage products and initiatives to provide homeownership opportunities for people with disabilities or with family members who have disabilities. Programs available include:

• Community HomeChoice 
  For low- to moderate-income people with disabilities or who have a family member with a disability, this program offers flexibility in the areas of loan-to-value ratios (LTVs), downpayment sources, qualifying ratios, and the establishment of credit.
• Community Living 
  This loan is designed to provide financing for small, community-based group homes for children and adults with disabilities who are unable to live independently. Community Living mortgage loans differ from traditional mortgages in that the qualifying borrowers don’t need to be individuals. Borrowers also can be legal entities, including nonprofit and for-profit corporations, limited partnerships, and government agencies serving adults and children with disabilities.
• Community Lending 
  A variety of low- and no-downpayment mortgage options help people with disabilities overcome the two primary barriers to homeownership: downpayment funds and qualifying income. These mortgage products and options have lower cash requirements for downpayment and closing costs; reduced income requirements to qualify; and a higher debt allowance and loan-to-value ratio than required for conventional mortgages.The N.O.A.H. Foundation
  The National Opportunities for Affordable Housing Foundation, or N.O.A.H., is a nonprofit agency that educates buyers and sellers to make the best decisions for their unique housing needs. It has a special focus on affordable housing and assistance with downpayments and closing costs.

STATE/CITY PROGRAMS

Alabama

Access Alabama
Access Alabama makes mortgages more affordable for low- to moderate-income homebuyers who have disabilities or family members with disabilities.

Connecticut

Connecticut Home of Your Own
This program offers 30-year fixed rate mortgages for persons with disabilities who wish to purchase their first home.

Florida

‘Helping Hand’ Home Loan Program, Fleming Mortgage Services LLC (Ocala, Fla.)
For individuals who are disabled and families who have people living with them who are disabled, this program offers flexible home loan terms, including higher loan-to-value ratios, downpayment sources, use of utility bills and other forms of nontraditional credit, and low- and no-downpayment programs. Options are available for residential financing and refinancing in Florida.

Illinois

HomeChoice (Chicago)
This underwriting initiative provides single-family mortgages for low- and moderate-income people who have disabilities or have family members with disabilities living with them. Mortgage loans are tailored to meet the unique needs of people who have disabilities, offering a downpayment as low as $500; greater flexibility in qualifying and underwriting standards; and acceptance of nontraditional credit histories.

Kansas

Targeted Ownership Program(Serving Topeka, Kan., area)
In 2002, Federal Home Loan Bank Topeka implemented the Targeted Ownership Program, a downpayment assistance grant program designed to help disabled first-time homebuyers in urban and rural areas purchase a home. A total of $200,000 has been set aside for the program in 2005.

Kentucky

Kentucky Special First Mortgage Loan Programs
Kentucky Housing Corp.’s Single-Parent, Disability, and Elderly Program offers fixed 30-year loans for newly constructed houses at interest rates from 1 percent to 6 percent. These limited funds are available, usually in July, on a first-come, first-served basis.

Maryland

Homeownership for Individuals With Disabilities Program
This program provides low-interest mortgage loans to eligible disabled homebuyers. The total combined income of all members of the household may not exceed $40,150. The maximum purchase price is $120,000 in the Washington, D.C., area and $100,000 in all other areas of the state.

Mississippi

Mississippi Home of Your Own Program
The goal of the project, run by the Institute of Disability Studies at the University of Southern Mississippi, is to help those with disabilities and their families find counseling, supports, and financial assistance that may allow them to purchase and maintain their own homes. An individual’s income after expenses must be adequate to make monthly mortgage payments on a home.

New Hampshire

New Hampshire Home of Your Own Program
Working with the New Hampshire Division of Mental Health and Developmental Services, New Hampshire Developmental Disabilities Council, and New Hampshire Community Loan Fund, New Hampshire Housing provides mortgage funding and other support to assist lower-income persons with developmental disabilities achieve homeownership.

New Jersey

New Jersey Senior and Disabled Cooperative Housing Finance Incentive Program
This program provides construction and/or permanent financing to qualified housing developers of homeownership units or shared living rental units for low- and moderate-income senior citizens and disabled individuals. Mortgages may be available to low- and moderate-income seniors and disabled individuals for the purchase of cooperative housing shares.

New Mexico

Helping Hand
This is a statewide program to assist first-time homebuyers with disabilities purchase a home. It’s a second-mortgage loan program in which all or part of the downpayment and closing costs can be borrowed. Additional funds may be borrowed for pre-paids, cash reserves, or to rehabilitate the home for accessibility.

North Dakota

HomeChoice
HomeChoice is a single-family loan product designed to help meet the homeownership needs of people who have disabilities or people who have a family member with a disability living with them. Some of these needs could include buying a new home, repairing or modifying a new home, repairing or modifying an existing home, or refinancing an existing home.

Oregon

Bridges to Mobility
Bridges to Mobility is a free consulting service for people looking to either purchase a home or make adaptations to their existing residences that emphasize mobility and accessibility. The organization’s ultimate goal is to identify accessible housing allowing individuals to function independently at the highest level possible within their home environment.

Pennsylvania

Access Downpayment and Closing Cost Assistance Program
Through this program, mortgage loans are available for people with disabilities or those who have a disabled family member living in the household and need downpayment and closing-cost assistance to buy a home. The program provides a deferred-payment loan, with no interest. The loan becomes due and payable upon sale, transfer, refinance, or payoff of the first mortgage or non-owner occupancy of the property.

Washington

Washington HomeChoice
HomeChoice is a downpayment assistance program for low- and moderate-income people with a disability or who have a family member with a disability living with them and qualify for a conventional mortgage loan using HomeChoice guidelines. Manufactured homes are not allowed.

ADVOCATE GROUPS / RESOURCES

The U.S. Department of Housing and Urban Development
HUD created this page as a one-stop resource for people with disabilities. It includes a directory of links from its own site as well as outside Web sites. You can find a state-by-state listing of homebuying programs, learn about homebuying counseling, and access resources on accessible housing designs.

The World Institute on Disability
This non-profit research, public policy, and advocacy center is dedicated to promoting the civil rights and full societal inclusion of people with disabilities. The center offers information on Individual Development Accounts, which provide an opportunity for low-income people to receive saving matches for education, homeownership, or starting up a small business.

ABILITY House
Created in partnership with Habitat for Humanity International, the ABILITY House is an affordable, accessible home built for a low-income family where one or more members have disabilities. The unique aspect of the ABILITY House program is the use of volunteers with disabilities during all phases of construction, emphasizing their abilities and talents.

Homes for Our Troops
The organization is committed to helping those who have given to their country and have returned home with serious disabilities and injuries. Homes for Our Troops assists injured veterans and their immediate families by building new or adapting existing homes for handicapped accessibility.

The Homeownership Coalition for People With Disabilities (Serving central Illinois)
The coalition’s mission is to identify and assist all people, regardless of their disability, in purchasing their own home, allowing them to live in their community as independently as possible. The group includes municipalities, banks, companies, and nonprofit groups.

IndependenceFirst (Serving Milwaukee area)
This organization provides assistance to people with disabilities, including help buying a home. That includes teaching money management skills, benefits counseling, and referrals for credit counseling and homeownership counseling agencies. It also has downpayment grants for qualified households that include a member with a disability.