Memo Housing Issues
I. INTRODUCTION
.
I BACKGROUND I
In May of 1990, the Division of Planning and Economic
Development prepared the City of Hopkins Housing Analysis.
This report focused on the current housing issues in Hopkins
based on the available data at the time and made several
recommendations for future action.
Two years have passed since the preparation of this report
and a number of factors have changed. The City hired a
full-time Housing Coordinator, new housing programs have
been offered in Hopkins and the 1990 census data has begun
to be available.
In light of these changes and the constant need to re-
evaluate the current housing situation, the City Council and
the Community Development Department have set a goal of
establishing a strategic plan to maintain and up-grade
housing and neighborhood vitality. It is in response to
this goal that the following report was prepared.
I PURPOSE STATEMENT I
The purpose of this report is to identify and evaluate the
major housing issues of the City of Hopkins and formalize a
strategy to ensure the long term viability of the city's
housing stock and to provide for new housing opportunities
for current and future residents.
I METHODOLOGY I
The fOllowing resources were used to obtain the information
contained in this report:
o 1980/1990 Census Data
o Hennepin County Census Analysis Center
o City of Hopkins Assessment Dept. Records
o Lookinq Ahead at Housing - Metropolitan Council
o City of Hopkins Comprehensive Plan - BRW, 1989
o City of Hopkins Housing Analysis - May 1990
page 2
I EXECUTIVE SUMMARY I
An analysis of the available 1990 census data and past
housing reports indicates that the following are the major
housing issues for the City of Hopkins:
o Less demand for rental units and starter homes
o Hopkins housing stock is aging
o Decline of the Westbrooke Area
o Hopkins has a very high concentration of mUlti-family
housing units
o Image of the City has an affect on the real estate
market
o Affordability of housing is a growing problem
o Hopkins has several single-family homes which are
dilapidated and should be removed
o New source of housing funds through the HOME
Investment Partnership Program will be available in
the near future
The City currently offers an extensive variety of programs
to address many of these issues. Additionally, various
housing programs are available to Hopkins residents through
other public and non-profit agencies such as MHFA which
should be promoted by the City.
Many new housing initiatives are also discussed as part of
the report. However, many of these programs are not being
proposed to be undertaken because of staff and financial
limitations of the City. staff is recommending that
funding for such programs continue to be sought from outside
sources.
Based on the major housing issues and the current programs
available, staff has made 16 recommendations. Many of the
recommendations deal with continuing to offer the programs
the City has in place. Others, such as working towards the
development of a landlord coalition, identifying properties
for acquisition, sponsoring first-time home buyers seminars,
and investigating the possibility of selling the 20th Avenue
Townhomes to the residents are new activities.
All the recommendations contained in this report are aimed
at preserving Hopkins' housing stock and providing safe,
affordable housing for the City's residents
page 3
II. ANALYSIS OF HOUSING STOCK
I HOUSING INVENTORY I
TYPES OF DWELLINGS AVAILABLE
Single Family Homes 2,620 (30%)
Starter Homes <$90,000 1,518
Move Up Homes >$90,000 1,102
Duplexes and Triplexes 522 ( 6%)
Apartments 4,168 (47%)
Condominiums 1,017 (12%)
Townhouses 376 ( 4%)
Mobile Homes 100 ( 1%)
total 8,803
Mobile Homes (1.0%)
Condominiums (12.0%)
Single Family Homes (30.0%)
Duplexes and Triplexes (6.0%)
Apartments (47.0%)
Observations:
* Hopkins has a much lower percentage of single-family
homes than the average for Hennepin County (30% in Hopkins
compared to and average of 55% in Hennepin County).
* Hopkins has a much higher percentage of multi-family
units than the rest of Hennepin County (69% in Hopkins
compared to 44% in Hennepin County.)
page 4
MEDIAN VALUE OF OWNER-OCCUPIED UNITS FOR SELECT CITIES
city 1990 1980 % Change
Minnetonka.................$121,000......$ 82,100 +47
New Hope...................$ 92,500......$ 70,000 +32
St. LouisPark.............$ 87,100......$ 61,600 +41
Hopkins....................$ 86,700......$ 64,600 +34
Brooklyn center............$ 79,400......$ 59,200 +34
Robbinsdale................$ 76,500......$ 56,500 +35
Hennepin county............$ 91,000......$ 63,600 +43
Observations:
* The median value of owner-occupied housing units in
Hopkins showed less than average increase in value when
compared to Hennepin County as a whole. However, the
percent of increase (34%) was consistent with other inner-
ring suburbs.
VALUE OF OWNER-OCCUPIED UNITS FOR SELECT CITIES
CITY/I OF UNITS
Hopkins Robbinsdale st. Louis Pk Mtka
VALUE: (2,804) (4,386) (12,469) (14,319)
LESS THAN
$50.000 2% 2% 1% 0%
$50,000-
$99.999 69% 86% 73% 29%
$100,000-
$149.999 15% 10% 18% 41%
$150,000-
$199.999 6% 1% 5% 15%
$200,000-
$299.999 5% 0% 2% 9%
MORE THAN
$300.000 2% 0% 1% 5%
page 5
MEDIAN RENT FOR SELECT CITIES
Minnetonka....................$ 631
st. Louis Park................$ 511
New Hope. .....................$ 498
Hopkins.......................$ 493
Brooklyn Center...............$ 475
Robbinsdale. . . . . . . . . . . . . . . . . . . $ 471
Hennepin County...............$ 452
RENT COMPARISON FOR STUDIO, ONE, TWO AND THREE BEDROOM UNITS
IN HOPKINS
Average Rent Average Rent Percent
3/91 3/90 Change
1 Bedroom $ 466.00 $ 467.64 -0.35
2 Bedroom $ 559.66 $ 575.26 -2.71
3 Bedroom $ 816.43 $ 760.36 +7.37
Observations:
* Average rents in Hopkins are slightly higher than the
average for Hennepin County.
* Average rents for 1 and 2 bedroom units fell from
March 1990 to March 1991, while 3 bedroom units experienced
a significant increase in rents. This represents a lack of
3+ bedroom units throughout the Metro Area.
page 6
I DEMOGRAPHICS I
POPULATION DISTRIBUTION BY AGE GROUP
32%
30% 29%
28% Median age City of Hopkins: 31.3 27%
Median age Hennepin County: 32.7
26%
24%
22%
20%
18% 18%
16%
14%
12% 11%
10% 9% 8%
8% 8%
6%
4% 3%
2% 2%
0%
0-5 6 - 14 15 - 18 19 - 29 30 - 44 45 - 64 65 - 84 85+
Age Breakdown
~ Hopkins ~ Hennepin County
Observations:
* Hopkins has fewer than average youths (age 0-18) than
the rest of Hennepin County.
* Hopkins has a significantly higher percentage of 19-
29 year olds (reflective of the rental market) and fewer
Adult 2's, Middle Agers and Empty Nesters than average.
* Hopkins has a higher percentage of both Young and
Older Seniors than average.
* Because the age categories in the 1980 census differ
from those used in the 1990 census exact comparisons can not
be made. However, in 1980 the City had a higher than average
percentage of 20-34 year olds and in 1990 the City continues
to have a greater percentage of roughly this age group.
This is reflective of the large number of rental units and
the transitional nature of this type of housing.
page 7
1990
AGE/SEX PYRAMIDS
HOPKINS RICHFIELD*
90 90 90
90
30 80 30
80
70 70 70
70
60 60 60
60
A so so A so
so
g 40 40 g 40
40
e e
30 30 30
30
20 20 20
20
10 10 10
10
0
0
1.0 o.s 0.0 0.5 1.0 I ~ 1.0 o.s 0.0
OS 1.0 IS
Percentage of Population Percentage of Population
* RiChfield was used as a comparison due to its similarity
to the County as a whole in terms of age distribution
HOUSEHOLD CHARACTERISTICS FOR SELECT CITIES
Familv Households Single Households
Hopkins 3,827 4,146
48% 52%
st. Louis Park 56% 44%
Robbinsdale 65% 35%
New Hope 66% 34%
Minnetonka 71% 29%
Brooklyn Center 73% 27%
Hennepin Co. 61% 39%
Observations:
* Hopkins has the lowest percentage of family
households and the highest percentage of single person
households. This is a reflection of the high percentage of
. rental units.
page 8
III. HOUSING TRENDS
.
HOUSING BEHAVIOR OF THE DIFFERENT AGE GROUPS
Youth (0 -19): This group is generally students
living with their parent(s).
Adult 1 (20-24) : Generally this group has left home
for either college or their first
job. Housing is typically close to
school or job site. Many will seek
housing together to reduce costs.
Adult 2 (25-34): This group represents the typical
first time home buyer. They have
established themselves and are self-
supporting. If financially able,
they purchase a home. If not, they
may rent or live with parents.
. Middle Age (35-49) : This group has accumulated equity in
their homes and may move up to a
larger home or one with more
amenities.
Empty Nester (50-64) : Generally this group has finished or
will be finishing their child rearing
responsibilities. They tend to
either stay in their current housing
or buy something more suitable to
their new lifestyle.
Young Senior (65-74): Generally this group uses a variety
of housing options depending on their
health, finances and lifestyle.
Older Senior (75+): This group will use a variety of
housing options, but often needs
services along with the housing. .
source: Met Council, Looking Ahead At Housinq, 1988
page 9
. POPULATION PROJECTIONS BY AGE GROUP - TWIN CITIES
METlROPOLITAN AREA
Age Group 1990 2000 % Change
Young Renter 172,000 148,000 -14.0
1st-time home buyer 425,000 333,000 -21.6
Move-up Buyer 491,000 601,000 +22.4
Empty Nester 269,000 365,000 +32.3
Young Senior 130,000 134,000 +0.03
Older Senior 101,000 122,000 +20.8
I POPULATION PROJECTIONS' EFFECTS ON HOUSING MARKETS I
Based on the above stated projections, the effects on the
various housing markets are believed to be as follows:
Rental Market
o The projected decrease in the renter age group will
result in a lower demand for rental housing and may
cause lower rents. Lower rents and/or higher vacancy
rates will result in lower cash flow for building
owners. Building :maintenance may suffer as a result.
o Increases in the older population group (over 75
years old) as well as single-parent families with
lower incomes will create a demand for lower-cost
rental units and a greater demand for services.
First-time Home buyer Market
o The typical first-time homebuyers, the Adult 2's, are
expected to decrease by more than 92,000 between 1990
and the year 2000. This decrease could cause housing
prices to fall based on supply and demand.
. page 10
Move-up Mark t
o continued increases in the Middle Age group will
likely result in continued demand for move-up
housing. However, the significant decrease in the
pool of first-time homebuyers will likely cause
problems for those trying to sell their homes to move
up.
o Finding it difficult to sell, this group may find it
necessary to remodel and stay in their homes.
Young seniors Market
o This group tends to use a variety of housing options
such as existing single-family homes, condominiums
and rental. Between 1990 and 2000, this group will
only grow by three percent.
Older Seniors Market
o The older seniors, over 75 years old, will'grow
significantly between 1990 and 2000, increasing by
more than 21,000. This group, whether it stays in a
single-family home or moves to a housing unit for
elderly people, typically demands services, such as
personal care, home maintenance and transportation.
o A significant percentage of this population has very
low incomes.
page 11
IV. HOUSING PROGRAMS
HOUSING PROGRAMS ADMINISTERED BY THE CITY OF HOPKINS/HRA
Residential Rehabilitation Loan/Grant Proqram
o Loans and grants for the correction of code
violations, handicap accessibility and weatherization
improvements.
o Loans are at 3% interest over a 12 year period;
income limits of $38,000 for household of four.
o Grants are forgiven after 6 years; income limit of
$24,000 for household of four
o Homeowners must have equity equal to loan/grant
o Funded with CDBG and revolving loan funds
o Currently staff is administering 13 rehabilitation
projects under this program
First-time Home Buver Loan Proqram
o Low interest (7.45%) mortgage loan program for
individuals or families with an adjusted yearly
income of $35,600 or less
o Must be a first-time home buyer
o Maximum purchase price of $85,000
o Funded through proceeds from the sale of tax exempt
bonds; offered through Minnesota Housing Finance
Agency.
o First offered June 1991
HODkins HRA Subsidized Public Housing Proqram
o 76 Elderly/Handicapped housing units at Dow Towers
o 10 Townhomes located at 10th Ave. South
o Rent based on ability to pay
Section 8 Rental Assistance Program
o certificates and Vouchers for rental assistance;
currently over 105 in Hopkins
o Administered through Metro HRA by the City
o 20% increase in program over last year
SDecial Needs Housinq Proqram
o Grant through MHFA to rehabilitate property at 106
11th Avenue South for transitional housing
o Meets current housing need while allowing for future
redevelopment of site
page 12
Truth In Housing
o New ordinance effective 8/1/92; requires disclosure
of code violations prior to sale
o Properties inspected by outside evaluators
o certain hazardous items must be corrected before new
owner can occupy property
Rental Property Inspection Program
o Rental properties must be registered with City yearly
o Multi-family units are inspected yearly to assure
compliance with Housing Code
Housing Revenue Bond
o City sells bonds on behalf of developer
o Percentage of project need to be available to low
income households
o Only eligible for large mUlti-family housing projects
o Allows lower interest rate for new construction
o Examples of projects include:
st. Therese - $15 million
Chapel View - $5 million
. I I
HOUSING PROGRAMS AVAILABLE IN HOPKINS
MHFA Home Enerqv Loan Program
o Loans to homeowners to complete energy saving
improvements
o Interest rate of 8.875%; no income quidelines
o Maximum loan of $5,000 for 60 months
MHFA Fix-up Fund
o Loans to make general improvements
o Interest rate varies with income
o Maximum Income of $38,000/year
o Maximum Loan of $15,000 for 15 years
MHFA Deferred Loan
o Basic and necessary repairs eligible
o Maximum income of $8,500
o 0% interest deferred loan; forgiven after 10 years
o Maximum loan of $9,000
page 13
MHFA Rvolvinq Loan Proqram
o Basic and necessary repairs eligible
o Maximum income of $15,000
o 3% interest installment loan
o Maximum loan of $9,000 for 15 years
MHFA Accessibility Loan Program
o Funds used for accessibility improvements only
o Maximum income of $15,000
o 0% interest deferred loan; forgiven after 5 years
o Maximum loan of $10,000
MHFA Low Income Housing Tax Credit Proqram
o Reduces federal income tax liability of qualifying
rental property owners for up to ten years
o Owners must agree to rent to low and moderate income
tenants
MHFA Rental Rehab Loan Proqram
o Installment loan for rehab of rental property
o Maximum loan of $8,000/unit; $40,000/bldg
. o 7.45% interest for a maximum of 15 years
o Most tenants must be low and moderate income
MHFA Apartment Renovation Mortgage Program
o Interest rate write-down on 1st mortgage
o mortgage funds for purchase or refinancing of
existing five+ unit rental buildings
o Rent limits based on section 8 limits; 75% of tenants
must be low income
o 9.75% interest rate over 30 year term
o Minimum loan of $100,000; maximum of $2,000,000
MHFA Apartment Renovation Incentive Loan Program
o 0% interest; 30 year deferred subordinated loan
o Matching loan on 3 to 1 basis
o Rent limits based on Section 8 limits
o Maximum of $2,500 per unit
o Must have $1,000 of rehab funds and $500 in owner
equity per unit to be eligible
Community Enerqy services Program
o Sponsored by NSP and Minnegasco
o Provides free energy check ups, workshops, energy
. saving materials and low interest loans
page 14
Metro Paint-A-Thon
o Sponsored by the Greater Minneapolis Council of
Churches
o serves low-income seniors and disabled homeowners by
painting their home
DeDartment of Enerqv Weatherization PrOqram/Enerqy
Assistance Program
o Available through West Hennepin Human Services
o Assistance to renters and homeowners to make energy
improvements to their dwellings/assistance in making
utility payments
There are a variety of other housing assistance services
available through such organizations as Vail Place,
Sojourner Shelter, etc... for individuals with special
needs.
I OTHER HOUSING PROGRAM OPTIONS I
Scattered site Acquisition/Demolition Proqram
~ 0 Blighted property is purchased, the structure
demolished and site is redeveloped.
o example - Richfield's program
o cost varies greatly with project; fairly expensive
o must be voluntary sale, small or structurally unsound
structure on buildable lot, good neighborhood
o not necessarily targeted to low income home buyers,
can be targeted to move-up market
Sale of HRA Townhomes to Residents
o Amenities needed to make them desirable (carpet,
landscaping, etc...)
o Emphasis of HOPE I Program; so funds may be available
o Replacement of the subsidized units would be
mandatory
o HRA will be submitting an application for a planning
grant to HUD
Special Use Housinq
o examples include transitional, homeless, handicapped
housing, elderly housing, etc...
o Projects are typically proposed by service providers
page 15
senior community Services - HOME Program
o General repair and maintenance program available
to elderly residents in participating cities
o CDBG eligible social service activity
o Anticipated to request funds for 1993 CDBG program
year
Home Maintenance Workshops or Guides
o Need Expertise
o Work with Inspection Department or School District
Tool Librarv
o Lend tools to residents to make home improvements
o Could possibly work with Rental Centers
Appearance Award Proqram
o Recognize owners who improve their property through
remodeling projects, landscaping, etc...
o Feature award winners in local newspaper
o Relatively easy and inexpensive to administer
Rehab/purchase Financinq for Mid-income Homeowners/Buvers
o Taxable Revenue Bonds for source of funds
Home Buyer's Seminars
o In conjunction with local lender(s)
o Focus on saving, credit analysis, borrower
evaluation, types of mortgages, how to select a home,
making repairs, City services, etc...
Rehab Loan Proqram combined with Private Financing
o Homeowner borrows what they can afford from local
lender; remainder is financed through City loan or
grant
o May be difficult to qualify homeowners under lenders
guidelines and city's income requirements
Landlord Coalition/Manaqement Workshops
o Emphasis on good management practices, tenant
screening, maintenance, etc...
o Recommendation of Springsted study
page 16
HOME Investment Partnership Program
o Hennepin County will receive $1.689 million through
HOME Program to be awarded on a competitive basis to
eligible cities and non-profits
o Priority activities for the funds are as follows:
+ moderate rehabilitation for very low-income
homeowners
+ rehabilitation/acquisition for homeless families
and individuals
+ rehabilitation/acquisition for persons with
special needs
+ new construction or rehabilitation for very
low-income small or large families
pagel?
v. MAJOR HOUSING ISSUES
Based on analysis of the 1990 census, past housing studies
and reports, and the City of Hopkins Comprehensive Plan the
following have been identified as the major housing issues
facing Hopkins:
Less demand for rental units and starter homes. Hopkins
housing stock is largely comprised of multifamily and entry
level housing. These types of housing units are usually
occupied by young adults, 19-29 years of age. This group is
expected to decrease substantially during the 1990's.
Hopkins housing stock is aqing. Currently, over 50% of the
housing stock is 20 years old or older, more than 30% is
over 30 years old. These structures have an increased need
for maintenance and updating.
Decline of Westbrooke Area. The Westbrooke Patio Home and
Condominium neighborhoods are experiencing a substantial
need for rehabilitation and declining property values. This
neighborhood represents 16% of the City's housing stock.
Hopkins has a very high concentration of multi-family
housin~ units. Approximately 60% of Hopkins housing units
are mUlti-family units, as compared to an average of 30%
throughout Hennepin County. This disproportionate amount of
rental housing leaves the City vulnerable in a weak rental
market.
Imaqe of the City has an effect on the real estate market.
The overall image of the City by its residents and non-
residents is an important factor in maintaining the City's
property values.
Affordabilitv of housinq is a ~rowin~ problem. Finding
affordable housing in the Metro Area is increasingly
difficult for low income renters and first-time homebuyers.
According to the Metropolitan Council, 30% of all renters in
the Metro Area pay more than 30% of their income towards
housing; 13% pay more than 50% of their income for housing.
Hopkins has several sinqle family homes which are
dilapidated and should be removed. Scattered throughout the
City are several properties which are dilapidated and have a
blighting influence on the City. Those properties should be
removed and redeveloped when possible.
New source of housinq funds throuqh the HOME Investment
Partnership Program will be available in the near future.
Hennepin County will be requesting proposals in May 1992 for
activities to be funded under this new program.
page 18
VI. RECOMMENDATIONS
The following are staff's recommendations based on the
identified housing issues. While the majority of the
recommendations are to continue to offer current programs,
there are also some new initiatives being recommended. It
is important to realize, however, that while there are many
worthwhile programs that could be proposed, limited
personnel and financial resources put constraints on how
many programs can be offered.
Issue: Less demand for rental units and starter homes.
Effect: with less demand, rental units will have to be
either priced competitively or offer desirable
amenities. since most rental units in Hopkins were
built in the 1970's, many lack newer features. As
a result, they will most likely have to be priced
competitively, which will allow less money for
maintenance and upgrading.
Decreased demand for starter homes will be
reflected in lower property values.
Recommended Actions:
Rental Properties:
Enoourage the use of existing rental
rehabilitation programs available through MHFA.
Participate in joint mailings/advertising with MHFA
to promote programs.
continue to investigate possible souroes of funds
for looal rental rehab loan program. Educate
Hennepin County and MHFA of the need in Hopkins for
new or expanded rental rehab programs.
Determine interest for a landlord ooalition or
landlord workshops. The Springsted study
recommended organizing a landlord coalition for the
westbrooke area property managers. Other property
managers may also be interested in developing a
group which would meet to discuss topics of
interest.
Sinqle-familv Properties:
Continue to offer first-time home buyer loan funds
through MHFA.
page 19
Off r Home Buy r's Seminars in conjunction with a
local lender.
Both recommendations help to keep the single-family
housing market strong by generating interest in
purchasing a home in Hopkins.
Issue: Hopkins housing stock is aging.
Effect: Without proper maintenance, the aging housing stock
will experience depreciated values and will have a
blighting influence on the city. Updated features
are also needed for the properties to be
competitive with newer housing.
Recommended Actions:
Continue to offer the Residential Rehabilitation
Loan/Grant Program and promote this program
extensively.
Promote the use of other available rehabilitation
programs through MHFA and other agencies.
Evaluate Truth-in-Housing Program and the
possibility of strengthening the requirements aft r
one year.
Issue: Decline of the Westbrooke Area.
Effect: Declining property values due to market conditions
and the need for rehabilitation have a variety of
effects on the City including a reduced tax base,
blighting effects on the City, and an increased
need for services due to inadequate screening of
tenants.
Recommended Action:
Implement the recommendations outlined in the
Springsted, Inc. study according to the work plan.
Issue: Hopkins has a very high concentration of multi-
family housing units.
page 20
.
Effect: The disproportionately high concentration of multi-
family units means that in a poor rental market the
effect on the City is much greater than on
surrounding cities. Additionally, renters are
typically more transitional which may effect their
degree of involvement with the City.
Recommended Action:
Following the strategic planning process, the
Planning and Zoning commission should review
the current Land Use Plan to confirm that parcels
currently zoned for mUlti-family are appropriately
zoned.
Issue: Image of the City has an effect on the real estate
market.
Effect: If the image of Hopkins is positive, the housing
market will be less affected by decreasing numbers
of first-time home buyers and renters. People will
continue to look for housing in Hopkins due to its
location and services.
Recommended Action:
continue to implement the recommendations outlined
in the City's comprehensive Plan which includes
such items as improving the image of Co. Road 3,
developing a marketing and public relations plan,
continue to work to bolster the image of the
Downtown and to continue to promote the local
festivals.
Issue: Affordability of housing is a growing problem.
Effect: When renters must pay over 30% of their income for
housing they are unable to save for downpayroent
and closing costs on the purchase of a home, pay
for education, etc. . .
Recommended Action:
continue to locally administer the Section 8 Rental
Assistance Program.
Investigate ways to allow public housing residents
to becom homeowners. The HRA will be submitting
page 21
an application to HUD for HOPE I funds to explore
the possibility of selling the 20th Avenue
Townhomes to the residents. This would allow for
new construction of public housing.
Issue: Hopkins has several single-family homes which are
dilapidated and should be removed.
Effect: The deteriorated or obsolete properties have a
blighting effect on the neighborhoods they are
located in. Demolition of the structures and the
redevelopment of the sites would have a positive
effect on surrounding properties.
Recommended Action:
Identify those properties which should be
demolished and begin efforts to acquire them.
Establish a yearly budget for this activity and a
source of funds and acquire identified properties
as they become available.
Agressively enforce the Nuisance Abatement
Ordinance/Housing Code in regard to dilapidated
housing units. Require the owner of the property
to incur the cost of demolition of the unsafe
structure.
Issue: New source of housing funds through the HOME
Investment Partnership Program will be available
in the near future.
Effect: If awarded the funds, the City will be able provide
additional housing assistance to its residents.
Recommended Action:
Begin to structure a program which not only meets
the housing needs identified in this report, but
also will meet the priorities of the HOME Program.
Staff recommends targeting the HOME funds for
rehabilitation for very low-income homeowners.
page 22
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