42 U.S.C. § 12875: Other program requirements

Summary

Give priority for selling homes to people who already rent the units first, and next to families who finished a Secretary-approved economic self-sufficiency program. The Secretary may set cost caps for program activities. Money from the first sale must pay for running the homeownership program, repairs, job or business help for low-income families, supportive services, more homeownership chances, and other Secretary-approved uses. Homeowners may sell their units, but the program can limit resales. A resident management group, resident council, or cooperative that runs the unit has the first right to buy at the price in a firm sales contract. If they do not buy and the buyer is not low-income, the public housing agency or grant recipient can buy at that price. The homeowner must sign a promissory note for the difference between market value and the sale price, secured by a mortgage and payable to the agency or other designated entity. If the owner sells within 6 years, the payment to the seller is limited to what the family paid in equity, the value of family-paid improvements, and an agreed-upon inflation-based appreciation (which can be capped). If the sale is between 6 and 20 years, the Secretary or program may recapture an amount equal to the declining balance on that promissory note. Any net proceeds the owner cannot keep are split 50% to the transferring entity for program uses and 50% back to the Secretary, who may be limited by appropriations. Courts can enforce quality, resale, and transfer rules, and winning parties can recover reasonable attorney fees. No more than $250,000 per project from the named program funds can be used for economic development. Recipients must transfer homes to tenants within a reasonable time set by the Secretary, use Secretary‑approved tenant selection rules while units remain rentals, notify rejected applicants in writing of the reason, keep full records of funds and costs, and allow audits by the Secretary and the Comptroller General. An entity that takes over a mortgage and intends to own the housing permanently must follow any low-income affordability rules for the remaining mortgage term.

Title 42, §12875

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(a)Preferences

In selecting eligible families for homeownership, the recipient shall give a first preference to otherwise qualified current tenants and a second preference to otherwise qualified eligible families who have completed participation in an economic self-sufficiency program specified by the Secretary.

(b)Cost limitations

The Secretary may establish cost limitations on eligible activities under this part, subject to the provisions of this part.

(c)Use of proceeds from sales to eligible families

The entity that transfers ownership interests in, or shares representing, units to eligible families, or another entity specified in the approved application, shall use the proceeds, if any, from the initial sale for costs of the homeownership program, including operating expenses, improvements to the project, business opportunities for low-income families, supportive services related to the homeownership program, additional homeownership opportunities, and other activities approved by the Secretary.

(d)Restrictions on resale by homeowners

(1)In general

(A)Transfer permitted

A homeowner under a homeownership program may transfer the homeowner’s ownership interest in, or shares representing, the unit, except that a homeownership program may establish restrictions on the resale of units under the program.

(B)Right to purchase

Where a resident management corporation, resident council, or cooperative has jurisdiction over the unit, the corporation, council, or cooperative shall have the right to purchase the ownership interest in, or shares representing, the unit from the homeowner for the amount specified in a firm contract between the homeowner and a prospective buyer. If such an entity does not have jurisdiction over the unit or elects not to purchase and if the prospective buyer is not a low-income family, the public housing agency or the implementation grant recipient shall have the right to purchase the ownership interest in, or shares representing, the unit for the same amount.

(C)Promissory note required

The homeowner shall execute a promissory note equal to the difference between the market value and the purchase price, payable to the public housing agency or other entity designated in the homeownership plan, together with a mortgage securing the obligation of the note.

(2)6 years or less

In the case of a transfer within 6 years of the acquisition under the program, the homeownership program shall provide for appropriate restrictions to assure that an eligible family may not receive any undue profit. The plan shall provide for limiting the family’s consideration for its interest in the property to the total of— (A)

(B)the value, as determined by such means as the Secretary shall determine through regulation, of any improvements installed at the expense of the family during the family’s tenure as owner; and

(C)the appreciated value determined by an inflation allowance at a rate which may be based on a cost-of-living index, an income index, or market index as determined by the Secretary through regulation and agreed to by the purchaser and the entity that transfers ownership interests in, or shares representing, units to eligible families (or another entity specified in the approved application), at the time of initial sale, and applied against the contribution to equity.

Such an entity may, at the time of initial sale, enter into an agreement with the family to set a maximum amount which this appreciation may not exceed.

(3)6–20 years

In the case of a transfer during the period beginning 6 years after the acquisition and ending 20 years after the acquisition, the homeownership program shall provide for the recapture by the Secretary or the program of an amount equal to the amount of the declining balance on the note described in paragraph (1)(C).

(4)Use of recaptured funds

Fifty percent of any portion of the net sales proceeds that may not be retained by the homeowner under the plan approved pursuant to this subsection shall be paid to the entity that transferred ownership interests in, or shares representing, units to eligible families, or another entity specified in the approved application, for use for improvements to the project, business opportunities for low-income families, supportive services related to the homeownership program, additional homeownership opportunities, and other activities approved by the Secretary. The remaining 50 percent shall be returned to the Secretary for use under this part, subject to limitations contained in appropriations Acts. Such entity shall keep and make available to the Secretary all records necessary to calculate accurately payments due the Secretary under this subsection.

(e)Third party rights

The requirements under this part regarding quality standards, resale, or transfer of the ownership interest of a homeowner shall be judicially enforceable against the grant recipient with respect to actions involving rehabilitation, and against purchasers of property under this subsection or their successors in interest with respect to other actions by affected low-income families, resident management corporations, resident councils, public housing agencies, and any agency, corporation, or authority of the United States Government. The parties specified in the preceding sentence shall be entitled to reasonable attorney fees upon prevailing in any such judicial action.

(f)Dollar limitation on economic development activities

Not more than an aggregate of $250,000 from amounts made available under section 12872 and 12873 of this title may be used for economic development activities under section 12872(b)(6) and 12873(b)(9) of this title for any project.

(g)Timely homeownership

Recipients shall transfer ownership of the property to tenants within a specified period of time that the Secretary determines to be reasonable. During the interim period when the property continues to be operated and managed as rental housing, the recipient shall utilize written tenant selection policies and criteria that are approved by the Secretary as consistent with the purpose of improving housing opportunities for low-income families. The recipient shall promptly notify in writing any rejected applicant of the grounds for any rejection.

(h)Records and audit of recipients of assistance

(1)In general

Each recipient shall keep such records as may be reasonably necessary to fully disclose the amount and the disposition by such recipient of the proceeds of assistance received under this part (and any proceeds from financing obtained or sales under subsections (c) and (d)), the total cost of the homeownership program in connection with which such assistance is given or used, and the amount and nature of that portion of the program supplied by other sources, and such other sources as will facilitate an effective audit.

(2)Access by Secretary

The Secretary shall have access for the purpose of audit and examination to any books, documents, papers, and records of the recipient that are pertinent to assistance received under this part.

(3)Access by Comptroller General

The Comptroller General of the United States, or any of the duly authorized representatives of the Comptroller General, shall also have access for the purpose of audit and examination to any books, documents, papers, and records of the recipient that are pertinent to assistance received under this part.

(i)Certain entities not eligible

Any entity that assumes, as determined by the Secretary, a mortgage covering eligible property in connection with the acquisition of the property from an owner under this section must comply with any low-income affordability restrictions for the remaining term of the mortgage. This requirement shall only apply to an entity, such as a cooperative association, that, as determined by the Secretary, intends to own the housing on a permanent basis.

Editorial Notes

References in Text

section 12872(b)(6) and 12873(b)(9) of this title, referred to in subsec. (f), were redesignated section 12872(b)(7) and 12873(b)(10) of this title, respectively, by Pub. L. 102–550, title X, § 1012(i), Oct. 28, 1992, 106 Stat. 3906.

§12875 Other Program Requirements

Summary

Title 42, §12875

Notes & Related Subsidiaries

Editorial Notes

References in Text

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