Posts Tagged ‘Rehab Housing’

Got junk houses?

January 26th, 2011

Last week, I was a part of a team working on a housing project in a rural South Dakota community. Community members in this town identified "junk housing" as an issue preventing housing development and the growth of their community. While driving around, we learned that their assessment had merit. Sprinkled throughout town were small pockets where homes were boarded up, sitting empty, or poorly maintained. I don't think the conditions we saw were worse than in many rural South Dakota towns, but community members were serious when they asked "What can we do about it?" My response was as follows:

First, get rid of homes that are beyond repair. This starts with enforcing existing codes related to dilapidated homes. The community was already on top of this issue. The city had recently passed a Property Maintenance Code, and had initiated the process for dealing with housing violations. It didn't sound like they were having fun with the process, and the effort was moving slowly. If the process is, as it appears to be, then the next step is for the city to remain committed to the process. Change won't happen overnight.

Second, figure out a way to instill greater neighborhood pride in these troubled areas. This might mean organizing Paint SD projects or focusing the annual clean-up specifically on those neighborhoods. Another option might be the establishment of a neighborhood grant program that enables neighbors to band together to make neighborhood improvements. Hopefully, these improvements inspire greater pride by all community members.

Third, look at the possibility of developing a rehab housing program. This means building the capacity of a nonprofit to do the work and finding funding sources to subsidize the effort. It would be nice if the private sector took care of the situation without public effort, but small town economics often work against it. A good rehab program can go a long way to revitalizing older housing stock.

These ideas are by no means the only ideas that address the issue of blighted neighborhoods in small towns. But I think they are a good start. If you have some more ideas that have been tried in your community, I hope you will share them with us. I'll be sure to pass them along. Photo Credit: Rutlo - Flickr

Tags: Rehab Housing, South Dakota
Posted in Community Engagement, Economic Development, Rural | Comments (9)

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November 19th, 2008

I've been talking to a lot of people here at the SDHDA's Annual Housing Conference about Northeast Housing Initiative's Rehab Program Buy Tizanidine Without Prescription, . The conversation turned to why I'm so passionate about rehab housing programs. In case you've missed it, I believe South Dakota's rural communities could really benefit from a rehab housing program, and here are my reasons why.

It helps prevent people from living in substandard homes. Way too often people, who can afford a $60,000 house, settle for a lesser quality house because that's what is available in the community at the time. The house may be priced at around $45, Tizanidine in canada, Buy Tizanidine online cod, 000, but needs an additional $20, buy no prescription Tizanidine online, Purchase Tizanidine, 000 - $25,000 in renovations, Tizanidine for sale. Online buy Tizanidine without a prescription, The homeowner moves in with the intent of taking on the renovation sometime in the future, but for this reason or that, buy Tizanidine without prescription, Sale Tizanidine, the improvements never happen. Maybe the homeowner couldn't acquire the remodeling loan, Tizanidine to buy online. Buy cheap Tizanidine, Maybe they couldn't figure out how to do the renovations while living in the house. And maybe, the money they'd intended to spend on renovations was eaten up by the high energy costs of living in a poorly insulated house, Buy Tizanidine Without Prescription. What's scary is that while living in the house the homeowner exposes his/her family to the hazards of lead-based paint, Tizanidine medication, Saturday delivery Tizanidine, poor electrical wiring, or a leaking roof.

It makes homeownership possible for more people. I hope everyone understands how the Northeast Housing Initiative's program works: They provide gap financing to income qualifying individuals, Tizanidine in us. Order Tizanidine no prescription, Specifically, this means NEHI provides a loan of 20% of the purchase price as down-payment assistance, Tizanidine over the counter. Tizanidine trusted pharmacy reviews, This enables the bank to loan the remaining 80%. Because NEHI's loan is a 0% interest, buy Tizanidine online without a prescription, Delivered overnight Tizanidine, zero payment (during the life of the first mortgage), more families are able to qualify for purchasing a house, free Tizanidine samples. Buy Tizanidine Without Prescription, And since the NEHI has rehab standards, we know the homeowner is not living in a substandard home.

It's good economic development for rural communities. It's no secret our rural communities need residents. Tizanidine from international pharmacy, Often economic development focuses on job development - which is good - but we have to recognize economic development isn't just about jobs. In many ways a rehab housing program, Tizanidine from canadian pharmacy, Next day Tizanidine, based on the NEHI design, is really an economic development incentive that can be used to attract people to our rural communities, buy Tizanidine online with no prescription. Where can i buy cheapest Tizanidine online, And I highly recommend communities develop a "people attraction" strategy as a part of their economic development plan.

It's a beautification program. Driving through the older housing neighborhoods in rural communities can be very depressing. Empty houses, Tizanidine prescriptions, Where can i order Tizanidine without prescription, overgrown grass, and junked cars, buy Tizanidine online without prescription, Buy Tizanidine from canada, leave the impression of hopelessness. At times communities attempt to address the situation by tearing down the junk houses with the city taking ownership of the newly vacated lot, buy Tizanidine without a prescription. Purchase Tizanidine online, The dream is that someday, someone will buy and build a house on the lot, online buying Tizanidine hcl. Tizanidine in mexico, Dreams, however, Tizanidine in australia, Buy Tizanidine from mexico, seldom materialize without a plan and some hard work. A rehab housing program is a program that could help that dream become a reality before the housing deteriorates to the point of needing to be torn down.

I realize a rehab housing program won't save any rural community, rx free Tizanidine, Tizanidine craiglist, but I definitely believe it's part of the answer. Whether you agree or disagree, I hope you'll share your thoughts so that we can build a dialog, cod online Tizanidine. Tizanidine in usa. Order Tizanidine from mexican pharmacy. Purchase Tizanidine online no prescription. Tizanidine overseas. Where to buy Tizanidine. Real brand Tizanidine online. Tizanidine paypal. Tizanidine prices. Where to buy Tizanidine. Over the counter Tizanidine. Order Tizanidine from United States pharmacy. Tizanidine price, coupon. Ordering Tizanidine online. Buy cheap Tizanidine no rx. Tizanidine tablets. Buy Tizanidine no prescription. Tizanidine to buy. Tizanidine buy. Tizanidine pills. Order Tizanidine online overnight delivery no prescription. Buy Tizanidine online no prescription. Where can i buy Tizanidine online. Tizanidine in india. Where can i find Tizanidine online. Tizanidine gel, ointment, cream, pill, spray, continuous-release, extended-release. Order Tizanidine from United States pharmacy. Buy Tizanidine without a prescription. Tizanidine for sale.

Tags: Purchase Rehab Resell, Rehab Housing, rural housing, SDHDA
Posted in Community Development, Housing, Rural, Training and Events | Comments (3)

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November 12th, 2008

One of the reasons we created the blog was to help people network and learn from each other. That's exactly what I did back in 2003. After hearing about the innovative housing work being done by Northeast Housing Initiative (NEHI) Buy VPXL Without Prescription, of Nebraska, I gave Linda Kastning, NEHI's director, a call. In a nutshell, NEHI had created a "purchase, rehab, resell" housing program, and I'd heard it had helped a lot of families get into homes. Linda was extremely gratious with her time and knowledge, and we've stayed in periodic contact ever since.

When some questions about rehab housing in rural communities recently emerged, I instantly decided that the best way to answer those questions was to try to connect Linda to a broader audience. What you find below is a short interview with her. I'm sure she'd be willing to answer any questions you have, either on the blog or via the contact information provided below. I'd also encourage people to share other succussful programs that they are aware of.

Please describe what you do at NEHI

NEHI helps people buy their first home through our purchase/rehab/resell program. The buyers find their lender and their house. NEHI purchases the house, assists the buyer in getting the rehab work done, and then sells the house to the buyer for the cost of the house plus the rehab. At closing, NEHI comes in with up to 20% of the selling price as down-payment assistance, which means the lender only has to loan 80%. NEHI's loan is 0% interest and is due in full 30 days after the buyer 1) pays off the house, 2) sells the house or 3) defaults. If the buyers live in the house until it is paid off, they have equity in the house to borrow the amount of the loan. Order VPXL online c.o.d, The beauty of this program is that it keeps the buyers' payments affordable for 30 years so their life can go through the normal ups and downs, and the house's major systems are in good working order when the buyer moves in. Our hope is that they will have no major expense for 5-10 years.

Why did you develop the program?

The main reason Northeast Housing Initiative (NEHI) started was Northeast Nebraska had no ongoing housing programs, order VPXL no prescription. Buying VPXL online over the counter, Until about 1993, the only housing programs available were through CDBG grants, buy generic VPXL, VPXL medication, which were awarded to city and county governments who can prove that at least 51% of their population is below certain income guidelines, and which must be spent within a year or two, VPXL in australia. Saturday delivery VPXL, Once HUD HOME funds and Nebraska Affordable Housing Trust Funds became available, we could have more continuity to our programs, order VPXL online overnight delivery no prescription. VPXL from international pharmacy, The person who started our organization and program saw that in order for a village to keep its school, they needed to attract young families, buy VPXL without a prescription. In order to attract young families, they needed to make buying a home easy, Buy VPXL Without Prescription. VPXL paypal, So they started out with a down payment program in the village. But then he saw that in order to run a program efficiently, VPXL in mexico, Buy VPXL online with no prescription, we needed a population base of at least 20,000 and in order to do that, buy cheap VPXL no rx, Delivered overnight VPXL, we needed to be regional. So we started out with three counties and have now expanded to six, buy VPXL online without prescription. Ordering VPXL online, We try to take all the legal requirements and simplify them, leading our customers through the maze of buying that first house.

How do you finance your program?

Mainly with HUD HOME funds and Nebraska Affordable Housing Trust Funds which are administered by the Nebraska Dept of Economic Development, VPXL in us, VPXL in canada, Community & Rural Development Division, Housing Department and are awarded through a competitive grant writing process for 24 months (existing homes) or 36 months (new construction).

The Nebraska Investment Finance Authority has partnered with us on some targeted operating funding in the past and annually matches funds that we raise for Homebuyer Education.

Federal Home Loan Bank of Topeka offers forgivable loans for rehabilitation and closing costs, where can i find VPXL online, Buy no prescription VPXL online, which we access for our buyers.

We have recently received a grant from Wells Fargo which will be used for closing costs for those buyers who do not qualify for the FHLB forgivable loans.

We have been providing Homebuyer Education Workshops for eight years and several types of counseling for the last two years (pre-purchase, post-purchase, online buy VPXL without a prescription, Order VPXL from mexican pharmacy, money and/or debt management, rental) and will be writing a grant for HUD Housing Counseling funds in 2009, buy VPXL online no prescription, Buy VPXL from mexico, which could become an ongoing annual grant.

In 2008 we began an annual request letter to all of our vendors and past customers to fund an Operating Reserve account.

Key elements to our program's success are:

Our good working relationship with the staff at the Nebraska Dept of Economic Development Housing Department.

Homebuyer Education Workshop, Counseling and Advocacy. They more the buyers knows and understands about the process, VPXL san diego, Sale VPXL, the more in control of the situation they are, the happier they will be with the outcome.

A Board that is truly committed to the purpose of our organization.

Nebraska Housing Developers Association is a statewide organization of housing developers of all types who support each other in all aspects of our work.

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Tags: down-payment assistance, Nebraska, Northeast Housing Initiative, Purchase Rehab Resell, Rehab Housing, rural housing
Posted in Community Development, Housing, Rural | Comments (1)

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November 10th, 2008

Buy Lipotrexate Without Prescription, The following is Part 2 in a series about the Rehab Housing program in Miner County, SD. Real brand Lipotrexate online, I interviewed Tami Severson, who is the Housing Coordinator for the Rural Learning Center (RLC) in Howard, fast shipping Lipotrexate. Where can i find Lipotrexate online, She graciously answered my questions about the RLC's Rehab Housing Program. Further background on the program can be found in an earlier post.

Would you start by providing a brief overview of your rehab program?

Basically, Lipotrexate buy, Where can i buy cheapest Lipotrexate online, we buy a house in need of major renovation, rehab it, buy Lipotrexate online with no prescription, Order Lipotrexate no prescription, and then turn around and resell it. Sometimes we're able to find a buyer before the construction begins, which is really helpful.

'Before and After' pictures of a Rehabbed House
[gallery]

How do you pick the houses you purchase?

First, we look at a house that has sat on the market for quite awhile. Then we conduct a site survey, making sure the house is capable of being fixed up, Buy Lipotrexate Without Prescription. We also put together an estimate of the work we feel needs to be done in the house. This is probably the most important and difficult step in our decision-making process, buy no prescription Lipotrexate online. Lipotrexate gel, ointment, cream, pill, spray, continuous-release, extended-release, It's tough to get everything done the way we want and still have an affordable house. Sometimes it just can't be done, next day Lipotrexate, Delivered overnight Lipotrexate, and we don't buy the house.

What are the most important things you've learned about purchase, rehab, buy Lipotrexate without prescription, Lipotrexate pills, resell?

Make sure you understand the lead based paint guidelines and rules that accompany the use of federal dollars before you set up your program.

You need to develop some standards for your work and make sure contractors are able to deliver them. We work with some great contractors, Lipotrexate overseas, Order Lipotrexate online c.o.d, so this hasn't been a problem. But without the standards, buy Lipotrexate from canada, Lipotrexate prices, you may miss an improvement that is important to the quality of the house.

We've also learned that we should probably invest more on the landscaping. When money is tight, buy Lipotrexate from mexico, Lipotrexate discount, it's easy to say, "Yard work is something that a homeowner can take care of, where can i order Lipotrexate without prescription, Buy Lipotrexate no prescription, " but curb appeal is important to a lot of buyers. We try to keep that in mind when budgeting.

We've also learned that it really helps to find a homebuyer before the construction begins because they have their own ideas about what work needs to be done.

How does the program help homebuyers?

Our program really takes a lot of the uncertainty out of the purchase and helps simplify the financing. Typically, online buying Lipotrexate hcl, Lipotrexate in uk, a homeowner buys the house, moves in, purchase Lipotrexate, Lipotrexate in canada, gets a construction loan (usually at an interest rate that is higher than their mortgage), completes the rehab, Lipotrexate craiglist, Lipotrexate in japan, and then tries to refinance the house with these improvements. They have to sweat out an appraisal and hope that everything goes through with their new mortgage. With our program, the homeowner knows upfront what the house with the improvements will cost. Then they only need to acquire one home mortgage.

How does the program help the community?

We've found that we are able to fix up homes that may not otherwise get a second chance. That's big because rural communities can't afford to have very many rundown houses if they want to be an attractive place for families, where to buy Lipotrexate. Buy Lipotrexate online no prescription, The sale of homes has improved as the job market in our community has improved. We've also learned that having quality, affordable homes can meet the demand of our younger population as they settle in the area.

Would you recommend that another rural community develop a program like this?

I think it's a great way for communities to fix up houses that may not otherwise get fixed up, online buy Lipotrexate without a prescription, Over the counter Lipotrexate, but matching people up with the houses they want is difficult. It's gotten easier as the job market in Howard has improved, and it's much nicer when a buyer can give their input into the work before construction begins It's definitely something rural communities should consider.

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Tags: homebuyer, lead based paint, Miner County, Rehab Housing, Rural Learning Center, South Dakota
Posted in Community Development, Housing, Rural | Comments (0)

Buy Zinc Without Prescription

November 7th, 2008

Buy Zinc Without Prescription, I've been working on an interview with Linda Kastning of Northeast Housing Initiative (NEHI) of Allen, NE. Until that's ready, Linda gave me permission to reprint a story from NEHI's upcoming annual report.

Since 2000, NEHI, Inc. Over the counter Zinc, - Northeast Housing Initiative has been strengthening our communities through the development of affordable housing in our six-county region. NEHI buys houses that need improvements, buy Zinc from mexico, Zinc in mexico, makes the necessary repairs, and then resells the properties, buy generic Zinc. Zinc from canadian pharmacy, Prospective first-time homebuyers in the area learn about the responsibilities of homeownership through NEHI affiliated homebuyer education classes and access HUD HOME and Nebraska Affordable Housing Trust funds for down-payment and closing costs for their purchase through NEHI's programs and the Nebraska Department of Economic Development.

Local communities and families benefit from NEHI's work. One example can be found in Wakefield, buying Zinc online over the counter, Free Zinc samples, where Jesse and Jena Kaufman purchased their home. They moved in with their son, Timothy, in December 2007 after a major repair funded by NEHI, Buy Zinc Without Prescription. In the older, Zinc pills, Where to buy Zinc, two story home, Jesse completely resided the exterior with vinyl instead of painting and saved enough money to replace the enclosed back porch with a deck, Zinc for sale, Zinc buy, replace the water heater and install a dishwasher. Windows and doors were replaced and code standards were met, ordering Zinc online. Purchase Zinc online, "It was a lot of work, but it was worth it, buy Zinc online without prescription, Where can i buy cheapest Zinc online, " Jesse said.

Besides funding the home improvements, NEHI also provided down-payment assistance to help the young family, buy no prescription Zinc online. Zinc trusted pharmacy reviews, "We couldn't have bought a house without NEHI's help. We didn't have any experience working with lenders and realtors, Zinc in canada, Buy cheap Zinc, " Jena said. "We needed someone to talk to when there were unexpected expenses and decisions to make about the house and the closing, buy Zinc online cod. Order Zinc online overnight delivery no prescription, NEHI was there to help us make those decisions."

You'll learn more about Northeast Housing Initiative's work in my future interview with Linda, but I want to lift out two important points from the above story. First, Zinc discount, Zinc in australia, because NEHI established a code of standards, we know that this family is living in a quality home. Second, sale Zinc, Zinc in usa, NEHI provided valuable assistance to the homebuyers in the lending process. My guess is that if we had more organizations like Linda's, we wouldn't have this mortgage foreclosure crisis. Keep up the good work, next day Zinc, Where can i buy Zinc online, Linda. Buy Zinc no prescription. Fast shipping Zinc. Buy Zinc without prescription. Order Zinc no prescription. Cod online Zinc. Purchase Zinc. Online buying Zinc hcl. Zinc in india. Buy Zinc online without a prescription. Zinc medication. Zinc over the counter. Zinc overseas. Zinc to buy. Zinc prices. Real brand Zinc online. Delivered overnight Zinc. Buy Zinc from canada. Buy Zinc online with no prescription. Zinc craiglist. Buy Zinc online no prescription. Zinc in uk. Zinc to buy online. Zinc from international pharmacy. Where can i order Zinc without prescription. Zinc tablets. Where to buy Zinc. Zinc price, coupon. Where can i find Zinc online. Buy cheap Zinc no rx. Purchase Zinc online no prescription. Zinc san diego. Rx free Zinc. Zinc gel, ointment, cream, pill, spray, continuous-release, extended-release. Purchase Zinc online no prescription. Zinc overseas. Zinc for sale. Zinc tablets. Zinc in india.

Tags: down-payment assistance, Nebraska, Northeast Housing Initiative, Purchase Rehab Resell, Rehab Housing, rural housing
Posted in Community Development, Housing, Rural Life | Comments (1)

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November 5th, 2008

Buy Zyvox Without Prescription, Does your community have a house like the one to the right in need of rehab? Before answering, you're probably going to ask "what do you mean by rehab?"

That was the question posed to Joe Bartmann last week when he spoke to the Independent Community Bankers of South Dakota.

Rehab housing typically refers to the renovation of older houses that are in need of significant repair (i.e, online buy Zyvox without a prescription. Over the counter Zyvox, -- new windows, furnace, where to buy Zyvox, Zyvox in canada, foundation, roof, next day Zyvox, Zyvox to buy, etc...). In other words, it's about the non-cosmetic improvements necessary to make a house livable, cod online Zyvox. Buy cheap Zyvox no rx, Early in our work in Miner County, SD, Zyvox in uk, Purchase Zyvox online no prescription, we recognized that way too often older homes languished on the market far longer than they should have. Some buyers didn't want the trouble of renovating a house. Some couldn't see the post-construction potential of an old dilapidated house. Others needed to move into a house right away, online buying Zyvox hcl, Zyvox san diego, and couldn't wait for construction. And all too often, we found that buyers could not afford to renovate a new house while still living in (and paying for) their old house, Buy Zyvox Without Prescription.

In short, buy Zyvox no prescription, Order Zyvox from United States pharmacy, a multitude of barriers prevented older homes from being purchased, further depressing an already fragile housing market, buy Zyvox online with no prescription. Real brand Zyvox online,

The Solution

We turned to a "purchase, rehab, order Zyvox no prescription, Zyvox craiglist, resell" concept, which we discovered from Linda Kastening of Northeast Housing Initiative of Allen, NE. In this concept, purchase Zyvox online, Zyvox gel, ointment, cream, pill, spray, continuous-release, extended-release, the not-for-profit purchases a house in need of repair. They complete the rehab work and then sell it to a qualified buyer, Zyvox in japan. Buy generic Zyvox, When we first started to investigate this concept back in 2003, I hadn't discovered HGTV and had never heard of "flipping houses"; but that's sort of what the concept is about. In our case, order Zyvox online overnight delivery no prescription, Buy cheap Zyvox, however, there was an important difference: our primary motivation was to develop affordable housing and revitalize our community -- not make a quick buck, Zyvox for sale. Buy Zyvox Without Prescription, To help offset the risk associated with the project, we turned to the Department of Housing and Urban Development's (HUD) Rural Housing and Economic Development program. The grant helped reduce some of the risk associated buying homes on speculation. Rx free Zyvox,

Questions

The program has had some fits and starts, and I think we've learned a lot. It's safe to say that it's more difficult than your favorite "do it yourself" show makes it look. Since I'm no longer directly involved in the housing work in Miner County, buy no prescription Zyvox online, Zyvox trusted pharmacy reviews, I hope to interview Tami Severson who currently manages the program.

But before signing off today, Zyvox paypal, Saturday delivery Zyvox, let me answer a couple questions Joe was asked last week.

Do you make money? I think everyone engaging this activity should set that as a goal or else they won't be sustainable, Zyvox from canadian pharmacy. Zyvox overseas, But I need to admit that it's been a struggle just to break even.

Do you help with financing. We haven't engaged in financing housing, buy Zyvox without a prescription, Buy Zyvox from mexico, which I think is a missing link. Down in Nebraska, purchase Zyvox, Zyvox discount, Linda credits gap financing as a key to their program's success.

Can any rural community do this? That's a tough question to answer without knowing specifics about the local economy and the community's goals. If you look at it like an investment, Zyvox medication, Zyvox pills, just like investing in a marketing campaign or a business incentive, then you'll be much more likely to succeed, Zyvox price, coupon. Where can i buy Zyvox online, And, I do think that the size of your community makes a difference in a program's sustainability.

In sum, free Zyvox samples, Delivered overnight Zyvox, I think the concept is a viable option to most rural communities hoping to address their housing needs. Just keep in mind that like most things in life, it's a lot harder than it looks at first glance, Zyvox over the counter. Zyvox to buy online. Where can i buy cheapest Zyvox online. Where to buy Zyvox. Order Zyvox online c.o.d. Zyvox from international pharmacy. Buy Zyvox online cod. Zyvox prices. Order Zyvox from mexican pharmacy. Ordering Zyvox online. Buy Zyvox from canada. Buy Zyvox without prescription. Buy Zyvox online without a prescription. Where can i find Zyvox online. Zyvox prescriptions. Zyvox in mexico. Zyvox in usa. Buying Zyvox online over the counter. Zyvox in india. Zyvox in us. Buy Zyvox online no prescription.

Tags: miner county sd, Purchase Rehab Resell, Rehab Housing, rural housing, Rural Housing and Economic Development Grant
Posted in Housing, Rural | Comments (0)

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