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| The
City of El Monte offers several housing programs
designed to assist its residents with maintaining
clean, decent and safe living environments, and
creating affordable homeownership opportunities. |
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| Contact
Information: |
INTERIM
DEPUTY CITY MANAGER FOR COMMUNITY DEVELOPMENT
Minh
Thai
Telephone: 626
580-2070
Fax: 626-580-2293
Location: City Hall West
11333 Valley Boulevard
El Monte, CA. 91731-3293
E-mail: Housing
Division General Mailbox
Office
Hours:
Monday through Thursday
8:00 am to 5:30 pm |
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| General
Information: |
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| Fair
Housing Service
Information:
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The
Housing Rights Center (HRC) provides FREE fair
housing services to El Monte residents and
community members. HRC offers housing discrimination
complaint investigation, landlord/tenant counseling,
predatory lending referrals, outreach and education,
and legal and advocacy services. For additional
information, please call (800) 477-5977,
or visit their website at www.hrc-la.org. |
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| Housing
Programs : |
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The
City of El Monte Housing Division offers the following
housing programs that promote safe, decent, affordable
living environments primarily to persons of low
and moderate income resulting in safe, functional,
attractive, economically and environmentally sound
residential neighborhoods within the City:
Home Improvement Loan Program
(
The waiting list for this program is closed until
further notice)
Home Improvement Emergency Loan Program
(
The waiting list for this program is closed until
further notice)
Home Improvement Grant Program
(
The waiting list for this program is closed until
further notice)
Home Improvement Emergency Grant Program
(
The waiting list for this program is closed until
further notice)
Neighborhood Services Program
(
The waiting list for this program is closed until
further notice)
First-Time Homebuyer Program
(
The waiting list for this program is closed until
further notice)
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| Home
Improvement Loan Program: |
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A
0% interest loan of up to $35,000 requiring “no”
monthly payments is provided to eligible people.
There must be sufficient equity in the property.
The loan-to-value cannot exceed 100% of the after-rehab
value of the home. The loan is repaid when the property
is sold, title is changed/or transferred, property
is re-financed, or the unit is no longer owner-occupied. |
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To
qualify for this Program, the property must be in
the City of El Monte and owner-occupied. The household
must have an annual income that does not exceed
the HUD-specified 80% of median-income limits based
on family size (call 626-580-2070 for most current
income limits). |
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Eligible
improvements include, but are not limited to, lead-based
paint testing and treatment, electrical, heating,
plumbing, roofing, stucco/color-coat, exterior and
interior painting, windows, insulation, driveway,
flooring, and kitchen & bathroom repairs/remodels. |
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| Home
Improvement "Emergency" Loan Program: |
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A
0% interest, emergency loan of up to $5,000 requiring
“no” monthly payments is provided to
eligible people on a one-time-only basis residing
in the City of El Monte. In some cases, the loan
amount may exceed $5,000 due to the number of health
and safety items that must be addressed. There must
be sufficient equity in the property. The loan-to-value
cannot exceed 100% of the after-rehab value of the
home. The loan is repaid when the property is sold,
title is changed/or transferred, property is re-financed,
or the unit is no longer owner-occupied. |
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To
qualify for this Program, the property must be in
the City of El Monte and owner-occupied. The household
must have an annual income that does not exceed
the HUD-specified 80% of median-income limits based
on family size (call 626-580-2070 for most current
income limits). |
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This
particular loan is designed to help improve/repair
housing conditions that threaten the health and
safety of a household (e.g. faulty electrical wiring,
faulty plumbing/sewer system, broken water-heater,
inoperable heating system, leaky roof). |
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| Home
Improvement Grant Program: |
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A
one-time-only “grant” of up to $5,000
is available to senior citizens (over 62 years of
age), and/or to physically challenged individuals
residing in the City of El Monte. |
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To
qualify for this Program, the property must be in
the City of El Monte and owner-occupied. The household
must have an annual income that does not exceed
the HUD-specified 80% of median-income limits based
on family size (call 626-580-2070 for most current
income limits). In addition, the owner(s) must be
senior citizens, and/or physically challenged. |
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Eligible
improvements include, but are not limited to, lead-based
paint testing and treatment, interior/exterior repairs
and painting, handicap ramps and grab bars, wheelchair
lifts, window and door repairs, security doors and
locks, electrical and plumbing repairs, heating
and air conditioning repairs. |
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| Home
Improvement "Emergency" Grant Program: |
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An
emergency grant of up to $1,600 is available to
eligible people residing in the City of El Monte
with an emergency situation. |
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To
qualify for this Program, the property must be in
the City of El Monte and owner-occupied. The household
must have an annual income that does not exceed
the HUD-specified 80% of median-income limits based
on family size (call 626-580-2070 for most current
income limits). |
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This
program is a rapid response component where the
City is able to respond to emergency repair situations,
such as heating system repairs, water-heater replacement,
hazardous electrical and plumbing problems, sewer
repairs, roof leaks. |
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| Neighborhood
Services Program: |
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A
grant of up to $5,000 is available to eligible people
residing in the City of El Monte. The funds must
be applied towards the purchase of materials associated
with the eligible home improvements. The labor for
the eligible improvements shall be provided free
of charge by City employees. At the discretion of
the City, any and all work associated with the Program
can be sub-contracted if the necessary labor pool
is not readily available or requires a specialty
sub-contractor. |
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To
qualify for this Program, the property must be in
the City of El Monte and owner-occupied. The household
must have an annual income that does not exceed
the HUD-specified 80% of median-income limits based
on family size (call 626-580-2070 for most current
income limits). |
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Eligible
items include exterior painting, minor landscaping,
weed abatement, water-heater replacement, windows,
roofing, minor electrical and plumbing, clean-up
debris, fencing, security doors and locks, lead-based
paint testing and treatment. |
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| Mobile
Home Program Exclusion: |
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The
City does not offer programs for Mobile Homes and/or
Trailers. Owners of mobile homes and/or trailers
are not eligible for any of the City’s Housing
Programs. |
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| First-Time
Homebuyer Program: |
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The
Program will provide City financing assistance of
up to 25% of the eligible purchase price in the
form of a silent-second mortgage. The loan has a
30-year term, 0% interest and requires no monthly
payments. |
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The
Program is implemented on a first-come-first-served
basis. The Program is subject to funding availability. |
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Eligible
Participant: |
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Must
be a lawful permanent resident of the United States |
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Must
be at least 18 years of age |
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Must
not have held ownership in a residential property
within the preceding three (3) years from time of
application |
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Must complete a mandatory, HUD-approved, Homebuyer
Education course. |
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Occupancy
Requirement:
Participant must occupy the property as a principal
place of residence for the term of the loan or until
the residence is sold. Participant will be required
to submit an annual Affidavit of Occupancy. |
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Underwriting
Criteria:
Participant shall have sufficient income, creditworthiness,
meet lender’s underwriting criteria, and fall
within the allowable debt ratios to qualify for
primary financing. |
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Down
Payment Requirement:
Participant must have a minimum down payment equal
to at least 1% of the purchase price plus closing
costs. |
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Co-signers:
Co-signers will be permitted for the sole purpose
of assisting the program participant in qualifying
for the first mortgage. |
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Eligible
properties:
1) single-family homes, 2) townhomes, and 3) condominiums..
Properties must be located within the City of El
Monte, and must be designated for residential use
(R-1 zoned). Properties shall contain no more than
one (1) residential unit. |
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Purchase
Price (subject to change without notice):
$441,750 is the maximum purchase price permitted
for single-family residences and $346,750 for townhouses
and condominiums. |
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Full
payment of the Loan becomes immediately due and
payable if: |
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The
Participant sells the home during the 30-year period |
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The
Participant transfers title (excluding those related
to marriage or its dissolution) |
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The
Participant ceases to use the home as a principal
place of residence |
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The
Participant refinances without approval |
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The
Participant fails to maintain the property in a
decent, safe and sanitary condition |
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Property
goes into default / foreclosure |
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To
qualify for this Program, participant’s household
gross annual income cannot exceed the HUD-specified
80% of median-income limits based on family size
(call 626-580-2070 for most current income limits).
Household income includes all income from all members
over the age of 18 who share the same residence
and are not full-time students. |
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| L.A.
COUNTY COMMUNITY DEVELOPMENT COMMISSION PROGRAMS: |
| Mortgage
Credit Certificate Program: |
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This
particular Federal Program is administered through
the Los Angeles County Community Development Commission.
The MCC Program offers the first time homebuyer
a federal income tax credit. This credit reduces
the amount of federal taxes the holder of the certificate
would pay. It can also help the first time homebuyer
qualify for a loan by allowing a lender to reduce
the housing expense ratio by the amount of tax savings. |
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The
qualified homebuyer who is awarded an MCC may take
an annual credit against their federal income taxes
paid on the homebuyer's mortgage. The credit is
subtracted dollar-for-dollar from your federal income
taxes. The qualified buyer is awarded a tax credit
of up to 15% and the remaining 85% are taken as
a deduction from the income in the usual manner. |
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The
County does not make loans. You, the homebuyer,
go through the normal process of choosing a Realtor,
finding a house, condo, townhouse mobile home or
two unit properties (duplex) and arranging financing
with a participating lender. If you and the home
you are buying are eligible, the lender fills out
the MCC application forms for you, and sends them
to the County for review. If you and your home qualify,
the County can then issue an MCC. |
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After
you receive your MCC, you can take the income tax
credit every year, as long as you keep the same
home and the original first mortgage and continue
to live in the house as your principal residence. |
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There
is a $250.00 NON-REFUNDABLE application fee for
an MCC, of which $150.00 is passed on to the CDC.
For further information please call (323) 890-7432 |
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The
borrower must be a first time homebuyer (must not
have held ownership in a residential property within
the preceding three (3) years from time of application). |
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The
home must be owner-occupied. |
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Borrower
must invest a minimum of 1% of the down payment,
not including closing costs. |
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All
properties built prior to 1978 are required to have
a visual and lead base paint inspection and must
pass the inspection prior to loan approval. |
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Borrower
must complete an 8-hour homebuyer education seminar
from an approved HUD counseling agency. |
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Household
income cannot exceed 80% of the median income for
Los Angeles County. |
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Please
call (323) 890-7432 for the maximum purchase price
allowed for existing or new homes. |
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| Home
Ownership Program (HOP): |
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This
particular Federal Program is administered through
the Los Angeles County Community Development Commission.
The Home Ownership Program (HOP) is financed with
HOME funds provided through the U.S. Department
of Housing and Urban Development (HUD) and is subject
to the applicable federal regulations. HOP has been
designed to meet the needs of low-income families
with the necessary down payment assistance. This
program will provide a 2nd Trust Deed loan at 0%
interest with all payments deferred until sale,
transfer, refinancing, or full repayment of the
first mortgage. |
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HOP
loans are only available in the unincorporated areas
of Los Angeles County and cities participating in
the Community Development Block Grant (CDBG) Urban
County Program. If purchased in the unincorporated
areas within designated census tract area the borrower
will receive $90,000 or 25% of the purchase price,
whichever is least. If purchased in the participating
cities the borrower will receive $80,000 or 20%
of the purchase price whichever is least. |
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The
County’s first time homebuyer HOP program
is no longer available to new construction properties. |
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You
can order the HOP brochure by calling the recorded
information line at (323) 890-7281, leave your name
and address and the brochure will be mailed to you. |
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Further information on the MCC and the HOP Programs
can be obtained by contacting the L.A. County Office
at (323) 890-7034 or http://www.lacdc.org/CDCWebsite/HDP/FirstTimeHomebuyer.aspx |
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| Police
Residence Incentive Program: |
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The
purpose of the Program is to provide El Monte Police
Officers (inclusive of all ranks) with financial
assistance that is to be used toward the purchase
of a principal residence within the City of El Monte.
The Program is based on the concept that the public
interest is served and public safety is enhanced
by encouraging police officers to live within the
City's limits. The
program will provide City financing assistance
of up to $10,000 Citywide in the form of a one-time,
non-interest bearing, forgivable loan. There
is no maximum purchase price under this program
and there is no income restriction.
Participant
must be a full-time (non-probationary) El Monte
Police Officer. Participant must occupy
the property as a principal place of residence
for the term of the loan or until the residence
is sold.
The
City loan term is 10 years. No payments
will be required and no interest will accrue during
this period. during the course of the City
loan, the loan amount shall be reduced and forgiven
at a rate of one-tenth (1/10) of the total loan
amount for each full year the Participant remains
an active, full-time, sworn, El Monte Police Officer,
and owns and maintains the property as his/her
principal residence. |
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Program
Participation Requirements:
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Program
participation requires the elimination of lead
based paint of your dwelling if it exists.
Contractor
Requirements:
Contractors
are required to be licensed by the State of California,
maintain workers' compensation insurance, general
liability insurance and a valid City business
license. They must provide the Licensing
Division with their Federal Employer I.D. # and
or their Social Security Number.
Building
& Planning Approval
All
work to be done must be approved by the Planning
and Building Divisions. The Planning Division
when necessary will do an on-site inspection.
Upon approval by both divisions, the Building
Division may issue the following permits: Building,
electrical, plumbing, sewer and heating and air.
Inspections are made by the Building Inspector
who will finalize the permits when the construction
job is completed.
If
you are interested in the any of these programs,
contact the Housing Division or come by City Hall
West, 2nd Floor. By phone, we are able to pre-determine
your eligibility and place you on our waiting
list. Be prepared to give us the following information: |
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Household
total annual income |
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The
number of people in your household |
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Adult
children who live with you and who may or may not
be attending school |
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Advise
us of extended family who may live in your home |
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Income
information is also required of all household members |
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| Frequently
Asked Questions: |
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Can
I apply for a rehab loan or a grant and get the
cash to spend anyway I want to use it? |
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No,
the rehab loan and grant money can only be used
for construction purposes and is paid in a warrant
made out to the contractor and the client to pay
for the labor and materials. |
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Do I have to live in El Monte to buy a home
through the First-Time Homebuyer Program? |
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No,
you do not have to reside in El Monte but you must
meet other requirements. For more information
call our office. |
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Do
I have to pay back the City when I get on the Grant
Program? |
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No,
it's a one time gift from the government. The
Grant money is not the same as a loan. |
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Can
I use the Rehab Loan and/or Grant monies to pay
for monthly mortgage, property taxes, or hazard
insurance? |
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No,
a warrant is issued to the contractor and client
to pay for the cost of construction, labor and materials. |
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Can
I use the Rehab Loan and Grant monies to pay for
my rental unit? |
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No,
you must reside in the unit that is to be rehabilitated.
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How
are payments handled and who signs the contract
agreement when I get on the Grant Program? |
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Upon
completion of item(s) to be repaired or replaced,
we will process the needed payment. The owners
sign the contract stipulating payment will be paid
by the City. |
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Would
there be a lien placed on my home when I get a Grant?
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No,
there is no lien because the Grant is a gift of
money. |
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How
does the contractor get paid for doing the construction
when I get a Rehabilitation and/or Emergency Loan?
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The
contractor submits a Progress Payment Request that
has been revised, approved and signed by the contractor,
homeowner and the inspector. This request
is next submitted to our Housing Technician who
will then request a warrant that is made out in
both the homeowner’s name and the contractor's
name only for the work specified. This warrant
will then be picked up from our office, generally
by the contractor. |
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Can
homeowners do their own construction work?
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No,
all work must be done by a State licensed contractor. |
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Do
I get to choose my own contractor? |
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Yes,
you may choose your own contractor as long as he
is licensed by the State. Upon request, the
City has a list of approved contractors that the
homeowner may request. |
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