Alex Mordas - Green Building Consultant

Earth Cents

Gulf Power has recently created the new Earth Cents program to help their customers lower their utility bills and increase comfort and value of the home.

This new program encompasses many different energy saving practices compiled into one set of guidelines for building or remodeling an energy-efficient home. According to Gulf Power "Earth Cents Homes offer superior quality and performance while addressing the need to preserve our natural resources."

To see the detailed requirements for the program, please follow this link

For more information on the program, or to get started contact a HERS rater and green building consultant.

Alex Mordas, LEED AP
EcoBroker® & REALTOR®
www.tallahassee-ecobroker.com
alexmordas@kw.com
(850) 559-4976

Referrals are an important part of my business. If you or someone you know is in need of real estate services, please give me a call. Thank you.

Florida’s HOP program

For a brief overview of the program, please see my first posting

Homebuyer Loan Process:

Keeping it simple, keeps you happy!

1. Contact a HOP educated REALTOR and Lender to assist you with your homebuying process

2. Once construction on the Unit has begun, Members (HOP builders) will reserve your homebuyer financing (provided on a loan-by-loan basis) by providing the required date of foundation inspection on the HOP Homebuyer Reservation (“HOPRES201 (5/01/08”) - for more information, please see http://www.floridahousing.org/Home/Developers/HomeownershipPrograms/HOP.

3. Within fourteen (14) Calendar Days of making the reservation, Members (HOP Builders) must submit a copy of the building permit and the completed Environmental Checklist (“HOPENV301 (5/1/08”) must be approved (which is available here) or the reservation will be cancelled.

4. Available funds can only be reserved for a maximum of one hundred eighty (180) Calendar Days. If funds are not drawn within that period, they will be cancelled and the Builder must submit a new reservation.

5. For more information on the process, please go to the Florida Housing Finance Corporation Website.

Introduction to HOP Program:

Requirements for Building Eligibility:

Additional Building Requirements:

Eligible Homebuyer Requirements:

Homebuyer Loan Process:

Become a HOP Builder:

Florida’s HOP program

For a brief overview of the program, please see my first posting

Eligible Homebuyer Requirements:

1. In order to receive a HOP Loan under the HOP program, the Eligible Homebuyer must:

(1) Have an Adjusted Income that does not exceed eighty

percent (80%) AMI

(2) Qualify as an Eligible Homebuyer at the time of the

execution of the purchase contract

(3) Occupy the Unit as their principal residence

(4) Provide a minimum down payment of $500, except when participating in a Self-Help program

(5) Not have Personal Assets in excess of $30,000 and Retirement Assets in excess of $100,000,

excluding equity contributions toward the Unit

(6) Complete a HUD approved or SHIP approved face to face homebuyer education course

(7) Comply with the HOP Homebuyer Underwriting Guidelines (5/1/08), which are adopted and

incorporated herein by reference and available at:

http://www.floridahousing.org/Home/Developers/HomeownershipPrograms/HOP.

2. The Eligible Homebuyer must maintain the following types of insurance, naming the Corporation as an additional insured:

(1) Replacement cost hazard insurance

(2) Title insurance in the amount of the HOP Loan

(3) Flood insurance if the Unit is located within the 100-Year Floodplain.

3. Repayment of principal on the HOP Loan shall be deferred until maturity or if the homebuyer sells, transfers or disposes of the Unit either voluntarily or involuntarily, or ceases to occupy the Unit as a principal residence pursuant to 24 CFR § 92.254(4) or 420.5088, F.S.

4. The Corporation will consider resubordinating its HOP Loan to a first mortgage loan when a refinancing occurs. In making a determination, the Corporation will review the following terms of the new transaction: loan type; term of the loan; fixed interest rate percentage; principal balance of the loan; reason for the request and whether or not the terms of the new loan are beneficial to the homebuyer. The homebuyer is subject to the following:

(1) The homebuyer must have resided in the property for at least one year

(2) No additional debt can be refinanced into the new first mortgage, with the exception of

Unit repairs or improvements which require that these funds be escrowed

(3) The homebuyer cannot receive any cash out as a result of the refinancing

(4) The homebuyer is limited to a single approved resubordination prior to repayment of the

mortgage

(5) The homebuyer is subject to a processing fee not to exceed $50. In the event it is determined

that the homebuyer is not eligible, fifty percent (50%) of the processing fee will be returned.

Introduction to HOP Program:

Requirements for Building Eligibility:

Additional Building Requirements:

Eligible Homebuyer Requirements:

Homebuyer Loan Process:

Become a HOP Builder:

Florida’s HOP program

For a brief overview of the program, please see my first posting

Additional Building Requirements:

All Units must be new construction which have not been previously occupied except that Members that are counties and eligible municipalities that are administrators of SHIP funding may make reservations for Eligible Homebuyers for HOP funds on Units that are currently in the process of Substantial Rehabilitation.

1. At no time shall the HOME financing exceed the Maximum Per Unit Subsidy Limits pursuant to 24 CFR § 92.250.
2. The maximum per-unit subsidy of HOP funding is limited to the lesser of twenty five percent (25%) of the purchase price of the Unit, $70,000, or the amount necessary to meet the borrower analysis criteria, with the exception of Eligible Homebuyers with disabilities and those at fifty percent (50%) AMI or below, which shall not exceed the lesser of thirty five percent (35%) of the purchase price, $80,000, or the amount necessary to meet the borrower analysis criteria.
3. Eligible participants include non-profit organizations, as defined in Internal Revenue Code of 1986 (26 USC 42, subsection 501(c)(3) or 501(c)(4)) and organized under Chapter 617, F.S., if a Florida Corporation, or under similar state law if organized in a jurisdiction other than Florida, for-profit organizations acting solely as the developer / builder, Community Housing Development Organizations (CHDOs) approved by Florida Housing Finance Corporation, counties and eligible municipalities that are administrators of SHIP funding, and the United States Department of Agriculture – Rural Development (USDA-RD), which has been approved by the Corporation to participate in the HOP program.
4. A Member may not be a Financial Beneficiary of another Member.
5. Members shall be limited to a maximum of 60 Units per calendar year and no more than 10 Units in the reservation system at a time.
6. The HOP Loan shall be evidenced by a properly executed and recorded note and secured by a properly executed and recorded mortgage provided by the Corporation.
7. The HOP Loan should not be in lower than a second lien position; however, it may occupy a lien position lower than second if another source of down payment assistance from a local government is provided to the Eligible Homebuyer in an amount that exceeds the HOP Loan. The HOP Loan shall not share priority with any other liens unless approved by the Board.
8. The combined loan-to-value ratio cannot exceed one hundred five percent (105%) of the after construction or appraised value of the Unit with the exception of Eligible Homebuyers with disabilities for which the ratio cannot exceed one hundred twenty percent (120%). In the loan-to-value calculation, the Corporation will not include any subsidy that contains forgivable terms within a five (5) year period or any portion of a subsidy that is forgivable within a five (5) year period.
9. In the case of Community Land Trusts, Eligible Homebuyers may assume HOP Loans, subject to further approval by Corporation staff.
10. When HOP funds are used with other Corporation programs, the more stringent borrower analysis criteria will apply as it relates to eligibility requirements; however, in no instance can the HOP Loan be combined with any other Corporation down payment assistance funds.
11. All Units must undergo any inspections required under 24 C.F.R. § 92.251(a)(2)24.
12. A Unit shall qualify as affordable housing if:
    1. The value or initial purchase price of the property after construction does not exceed ninety-five percent (95%) of the median purchase price for the area
    2. The purchase price of the property after construction must not exceed the appraised value of the property
    3. The Model Energy Code requirements are met or exceeded as enumerated in 2007 Florida State Energy Code (which exceeds 2006 International Energy Conservation Code.
13. Members are responsible for providing the assigned servicing entity with completed documentation of the homebuyer.
14. Homebuyer reservations will be denied or cancelled if a Member or any Principal, or Affiliate of a Member has any existing developments participating in any Corporation programs that remain in non-compliance with the Code, the applicable Florida Statutes and rule chapters, loan documents, or any loan commitment after any applicable cure period granted for correcting such non-compliance has ended.
15. If the Board determines that any Member or any Affiliate of a Member has:
    1. Engaged in fraudulent actions
    2. Materially misrepresented information to the Corporation regarding any of its developments within the current Application or in any previous applications for financing or an allocation of Housing Credits administered by the Corporation
    3. Been convicted of fraud, theft or misappropriation of funds
    4. Been excluded from federal or Florida procurement programs
    5. Been convicted of a felony, and upon determination by the Board that such action substantially increases the likelihood that the Member will not be able to produce quality affordable housing, the Member or any Principal, or Affiliate of a Member or developer will be ineligible for funding or allocation in any program administered by the Corporation for a period of two (2) years, which will begin from the date the Board makes such determination, pursuant to Sections 420.507(14) and (34), F.S. Such determination shall be made either pursuant to a proceeding conducted pursuant to Sections 120.569 and 120.57, F.S., or as a result of a finding by a court of competent jurisdiction.

Introduction to HOP Program:

Requirements for Building Eligibility:

Additional Building Requirements:

Eligible Homebuyer Requirements:

Homebuyer Loan Process:

Become a HOP Builder:

Florida’s HOP program

For a brief overview of the program, please see my first posting

Requirements for Building Eligibility:

1. All New Construction Units are required to meet the more stringent of the State or Local Building Code, as well as accomplish/include the following:

a. Range and oven

b. ENERGY STAR rated refrigerator

c. ENERGY STAR rated dishwasher (which may be waived for self help units)

d. Lever-handled faucet with removable spout or lever-handled faucet with separate sprayer (spout or sprayer must have at least a 9-inch hose)

e. No exposed urea formaldehyde particle board

f. Washer and dryer hookups

g. Telephone hook-ups, with electrical outlet located within 12″ of each telephone jack (minimum of 2)

h. Cable or satellite TV hookups (minimum of 2) located within 12” of an electrical outlet

i. Light switches should be no more than 48'' above floor level

j. Midpoint on electrical outlets should be located no less than 18'' above finished floor level

k. Reinforced walls for future installation of horizontal grab bars in toilet, bathtub, and shower walls

l. Lever handled faucets with anti-scald in each tub/shower fixture

m. Lever-action handles on all doors and faucets in Units and public areas

n. Toggle-type or rocker style switches for lights and fans

o. All living spaces must be equipped with overhead lighting

p. All doors used for ingress/egress must be 34″ (2’ x 10”) or larger. Any door other than a traditional hinged door such as: pocket doors, bi-fold doors, and double doors, must provide for at least a 32” minimum clear width entry

q. At least one accessible means of egress/ingress, which may be waived for manufactured housing Units and Units built in Area(s) of Critical State Concern

r. For Units consisting of two or more levels, all space on the entry level of the Unit must meet the requirements of paragraphs (1)(a)-(q). On the second level at least one full bathroom and one bedroom must meet the requirements of paragraphs (1)(a)-(q) if there is not a full bathroom and a bedroom on the entry level

s. Provide a home maintenance manual that includes information on basic home maintenance; manuals for all installed appliances, and information on how to use and maintain the green features of the home.

2. Effective January 1, 2009 all new construction Units, excluding Self Help Units, must be certified to one of the following green building practices (for more information and to obtain certification, please contact a green certification and consulting company):

a. ENERGY STAR

b. Florida Green Building Coalition (FGBC)

c. Leadership in Energy and Environmental Design (LEED).

Also effective January 1, 2009, excluding Self Help Units, paragraph (e) listed in subsection (1) of the Property Standards will no longer be applicable

3. All Units must include at a minimum the following exterior features:

a. Minimal landscaping

b. Paved/surfaced driveway and walkway to one entry door

c. Off-street parking.

4. Site standards must include:

a. Slope and terrain must be suitable for development. There shall be no problems with drainage, steep slopes or waterways on the site

b. Access to site must be compatible with existing traffic patterns and street capacity. Site shall not enter or exit onto a major high-volume traffic artery that would create problems for resident access or hazards to children

c. Site must be free from excessive traffic and noise, including that from cars, trains and airplanes. Members must submit a mitigation plan to the Corporation, detailing the proposed means and methods of risk reduction, if a Unit is:

i. located within 3,000 feet of an active railroad line and/or subject to high railroad noise levels

ii. located within 1,000 feet of a major 9 high-volume traffic artery, freeway, or other highway

would carry a daily volume of 25,000 motor vehicles or more

iii. within 500 feet if the highway that would carry more than 10,000 vehicles but fewer than

25,000. The site must not be located in an airport clear zone

d. The site must be free from significant industrial or agricultural hazards, including hazardous substances; toxic chemicals; gas, oil and chemical storage tanks and facilities; runoff; spills; odors; noise; and airborne particulates

e. The neighborhood shall be primarily residential and adjacent areas should be compatible with residential development.

5. Manufactured homes must meet or exceed the following standards:

a. Meet the Manufactured Home Construction and Safety Standards (MHCSS) pursuant to 24 CFR Part 3280

b. Be sited on a permanent foundation in accordance with the Permanent Foundation Guide fo Manufactured Housing (HUD-007487)

c. Be built to the increased standards in the HOP Manufactured Housing Standards

d. Be considered real property by the local property appraiser and the land and home must be taxed together

e. Be connected to permanent utility hook-ups

f. All purchase contracts must be turn-key.

Introduction to HOP Program:

Requirements for Building Eligibility:

Additional Building Requirements:

Eligible Homebuyer Requirements:

Homebuyer Loan Process:

Become a HOP Builder: