Housing Programs DiscussionMEMO
To: Honorable Mayor and Hopkins City Council
From: Meg Beekman, Community Development Coordinator
Date: October 8, 2013
Subject: Housing Program Discussion
Overview
The purpose of this discussion is to review various housing programs that are currently available
to Hopkins residents, whether they are programs offered through City funding or other means. In
addition, the memo discusses programs that could be available with City funding should it be
determined that they would benefit Hopkins residents. The memo also discusses housing trends
within the community and initial forecasts for population provided by the Metropolitan Council.
Housing Programs
Housing Rehabilitation Program
The City received $111,861 in CDBG funding in 2013. $100,861 was used to fund the City's
housing rehabilitation program, administered by Hennepin County. The program allows low and
moderate income home owners to borrow up to $25,000 for home remodeling and fix -up.
Depending on the household income of the borrower the loans are either forgiven over a ten year
period, partially forgiven with some monthly repayment required, or require monthly repayment
for the full amount.
Currently the City's housing rehabilitation fund has a balance of approximately $430,000, with
$117,000 committed; so far in 2013, there are four residents who have either received funds or
have applications in process. According to Hennepin County, Hopkins is the only City in their
housing rehabilitation program that routinely carries a balance in their fund. Most cities have
applicants on waiting lists.
Hennepin County staff offered a number of reasons for the relatively low participation rate of
Hopkins residents in this program:
1. With high rental occupancy rates there are proportionally few owner occupied single
family properties that qualify for the program; only 3,500 properties in Hopkins would
qualify based on this criteria, and some of that is higher end single family properties that
likely would not meet the income criteria.
2. Hopkins is the only City that Hennepin County works with that requires monthly
payments on the loans. Most communities offer deferred payments with some form of
loan forgiveness regardless of household income; however households earning more that
65% AMI are charged interest and have longer forgiveness thresholds. For example, in
Richfield the forgiveness threshold is 30 years meaning at least some of the loan is
typically paid back when the property is eventually sold. As another example,
Minnetonka offers property owners making 80% AMI or less up to $20,000 as a
deferred loan with 0% interest.
3. Many people inquiring about the rehabilitation program are underwater on their
mortgages. In some cases Hennepin County will still work with them; however, the
realization of this often scares potential applications away and they never make
application.
4. Potential applicants may be overwhelmed by the application process. Many applications
are sent out, but very few are returned. Hennepin County offers assistance with
preparing the applications, but people need to ask for that help if they need it.
There is not an inherent problem with the City carrying a large balance of funds in the housing
rehabilitation program; however, it may be worthwhile to consider alternative program options
that would better utilize the money. This could mean changing the approval criteria to make the
program accessible to a broader range of homeowners, make the lending terms more favorable,
or allow low-rise rental properties access to the funds as well.
Staff proposes to identify a specific area of the City where we believe homeowners may qualify
and be interested in the program and sending out direct mailers advertising it. If this does not
generate more interest then it may be worthwhile to explore ways to better utilize the available
funds to meet the goals of housing rehabilitation in the City.
Minnesota Housing Finance Agency (MFIFA) and Greater Metropolitan Housing Corporation
(GMHC)
MHFA and GMHC are both state funded agencies that provide assistance to home buyers and
home owners. Both agencies offer programs that are available to Hopkins residents at no cost to
the City. Staff proposes to better market these programs through the City website and other
means of communication, such as the Hopkins Highlights. A few of the notable programs are
described below.
First-time Homebuyer and Step-up Loans — MHFA Program
For low and moderate income households MHFA offers a menu of options for first-time and
step-up home buyers. Programs include down payment and closing cost assistance, low fixed
interest mortgage rates, and educational resources for first time home buyers.
Fix -up Loan Program — MHFA and GMHC Program
This program is similar to City's housing rehabilitation program; applicants can borrow up to
$50,000 for home improvements at a 5.99% fixed interest rate over a 20 year term. The loan is
secured by a mortgage. This program has a higher income limit then the City of Hopkins
program, and loans are allowed up to up to 110% loan to value.
Energy Conservation Loans — GMHC Program
This program has no income limit and allowed applicants to borrow up to $15,000 specifically
for energy conservation measures in their home. Interest rates are currently at 4.99% and the loan
term is up to 20 years.
Minnesota Housing Rental Rehabilitation Loan Program — GMHC Program
Applicants can receive up to $25,000 for a one or two unit property, or $10,000 per unit for
larger properties, with a maximum loan amount of $100,000. The interest rate is 6%, and the
term of the loan may be up to 15 years. At the time the property improvements are completed
and the units are rented, 75% of the units must be occupied by persons with an income less than
80% of the median income.
Center for Energy and the Environment (CEE)
CEE is a nonprofit that provides a range of programs and resources for homeowners, businesses,
and governments designed to reduce energy consumption. Their programs include energy audits,
consulting, recommendations on qualified contractors, and access to financing for energy
improvements. They offer access to other state wide loan programs such as the Fix -up Loan
Program and the Energy Conservation Loans that GMHC also offers. In addition, they offer loan
programs and engineering services for rental properties and businesses interested in lowering
their energy costs.
CEE has approached the City of Hopkins to request a partnership in their Home Energy Squad
Enhanced Program. Currently the cities of Minneapolis, Bloomington, New Hope, Richfield, St.
Louis Park, and Edina participate in the program. Residents of partnering cities have access to a
2 -hour visit that includes an energy audit, a review of your utility bills, immediate installation of
a range of energy savings devices, and a report of your home's energy use with
recommendations on how to further improve energy performance. The report includes an energy
score for your home, specific improvement recommendations, a list of qualified contractors,
estimated costs of improvements, and an educational component about the cost savings of
completing the improvements. In addition, residents in partnering cities have access to financing
through CEE at special financing rates from 0%-2.99% to complete any improvements to the
home.
The program is partially funded by Centerpoint Energy and Xcel so the cost of each visit is
reduced to $120. Participating residents pay $50 per visit, and the partnering city pays $70 per
visit. CEE bills their partnering cities monthly based on the number of visits completed. The City
of St. Louis Park budgets $6,000 per year towards this program; however, based on the size of
Hopkins, CEE anticipates perhaps 40-60 participants a year, which would equate to $3,000-
$4,000 per year in cost.
Discussion Questions
1. What are the City's goals around its housing programs? Are they to preserve affordable
housing? Promote single-family owner -occupied housing rehabilitation? Assist rental -
occupied properties? Maintain the City's single-family housing stock?
2. Are there more effective ways to utilize the City's CDBG dollars to meet the City's goals
then the current Housing Rehabilitation Loan program?
3. Should the City partner with CEE to provide the Home Energy Squad Enhanced program
to Hopkins residents?
Housing Trends
The Metropolitan Council recently released their preliminary 2040 population forecasts by city.
These numbers are intended to be a starting point of conversation between communities and the
Met Council as we move toward eventual system statements and a 2040 Comprehensive Plan
update in 2018.
Hopkins has a 2010, population of 17,591 people. The Met Council is forecasting that by 2040,
Hopkins population will rise'to 27,400 people; an increase of nearly 10,000 residents. While
staff's initial reaction is that this is an extremely high number given the population trends within
Hopkins over the past several decades and the availability of developable land, it is noteworthy
that these forecasts represent a shift in demographic trends nationwide into what many are
calling the "new normal".
It is anticipated that our region will grow in population considerably over the next 30 years, and
that housing demands due to demographic shifts are moving away from auto -oriented single-
family neighborhoods and more towards multi -family housing, urban walkability, and transit
access. Baby boomers after age 70 are statistically more likely each year to sell their single-
family homes and not purchase new ones. In addition, it is anticipated that there will be fewer
people wanting to buy single-family homes. This indicates that there will be a decrease in
demand for this type of housing in the coming years.
These trends indicate that the City of Hopkins is in a good position to weather the storm of
changing demographics over the coming decades. Hopkins has a mix of single-family and multi-
family properties, both owner and renter occupied. The City's downtown district is unique
amongst suburban communities and offers a significant benefit to residents interested in
walkability and value a small town feel, but want to live within the metro area. Furthermore,
access to transit and the future SW LRT provides a major amenity to Hopkins residents, giving
them access to a number of desirable locations without the need for a car. On the other hand,
much of the housing stock, including multi -family housing, is aging and some priority should be
placed on ensuring that the existing housing is adequately maintained and can meet the demands
of future residents. This will be a challenge moving forward.
It may not be realistic to forecast that Hopkins will increase in population by 10,000 residents.
That would require 5,000 additional housing units to be constructed in the City and it is difficult
to imagine where these would go. Staff intends to complete an analysis of possible locations for
future housing redevelopment, likely density scenarios, and calculate how much additional
population we might anticipate in the next 30 years. This analysis can then be used as the basis
for our discussions with the Met Council on what is an appropriate forecast of our population
growth.
Attachments
0 2040 Preliminary Forecasts — Metropolitan Council
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