This Action Plan will be used by the Texas Department of Housing and Community Affairs (TDHCA) to distribute and use $101,996,848 through the newly-authorized Neighborhood Stabilization Program (NSP), which the U.S. Department of Housing and Urban Development (HUD) is providing to the State of Texas. The NSP funds were authorized by the Housing and Economic Recovery Act of 2008 (HERA) as an adjunct to the Community Development Block Grant (CDBG) Program for the redevelopment of abandoned and foreclosed homes and residential properties. Texas NSP funding is available to eligible entities operating in counties meeting the threshold of greatest need. A multi-level approach will be used in the distribution of funds to communities. The first level, Direct Allocation, is a reservation of a specified amount available to eligible entities in 25 counties identified as having the highest order of significant need. The second level, Select Pool, is an initial competitive allocation of not less than $500,000, available to entities in up to 76 additional counties which have also been identified as demonstrating significant need. In addition, a separate pool of Texas NSP funds is available for land banking activities.

NSP activities will include the establishment of financing mechanisms for purchase and redevelopment of foreclosed homes and residential properties, purchase and rehabilitation of homes and residential properties that have been abandoned or foreclosed, establishment of land bank/trusts, removal of blight, and the redevelopment of demolished or vacant properties. Households directly assisted with NSP funds must income qualify and be at or below 120% of the Area Median Income (AMI), as defined by HUD. The following counties have been identified as having the greatest need (in order of need score): Tarrant Dallas Cameron Bexar Hidalgo Harris Nueces Collin Webb Travis Montgomery El Paso Brazoria Potter Jefferson Denton Taylor Williamson Bell Lubbock Galveston Wichita Fort Bend Ector McLennan Gregg Tom Green Grayson Brazos Victoria Orange Bowie Harrison Midland Smith Comal Hays Ellis Johnson Kaufman Parker Bastrop Hood Liberty Hunt Henderson Rockwall Wise Hill Burnet Navarro Guadalupe Randall Angelina Wood Matagorda Lamar San Patricio Atascosa Milam Maverick Jim Wells Eastland Van Zandt Kleberg Grimes Hale Palo Pinto Nacogdoches Hopkins Kendall Coryell Cooke Kerr Medina Aransas Caldwell Wilson Gonzales Waller Anderson Val Verde Montague Llano Washington Fannin Walker Upshur Brown Cherokee Jackson Austin Starr Wharton Polk Gillespie Jasper Leon Willacy Erath Howard

Texas Department of Housing and Community Affairs (TDHCA) has continued to work closely with its subrecipients providing technical assistance and oversight, in order to bring NSP to a successful completion.  As Texas NSP has progressed, activity has significantly increased as substantiated by increased draw activity.  Additionally, loan closings were completed across a majority of activities.

TDHCA and Texas Department of Rural Affairs (TDRA) continue to jointly administer Texas NSP funds.  Approximately $19 million of the Texas NSP allocation is contracted to subrecipients through TDRA contracts.

Contractor shall acquire, hold, maintain as necessary and dispose of no less than one-hundred and twenty (120) foreclosed homes or residential properties.  Contractor shall carry out all acquisition of needed real property, easements, and/or rights-of-way in compliance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Sec. 4601 et seq.) and HUD implementing regulations (24 C.F.R. Part 42), as modified by the Neighborhood Stabilization Program under the Housing and Economic Recovery Act, 2008 (FR-5255-N-01).

Contractor shall land bank properties to provide an area-wide benefit in target area(s) that are 120% AMI or less at the time of acquisition.  

Properties must be transferred to a final eligible use within 10 years of the effective date as specified in Section 2 of this Contract.

Prior to occupation, all new housing units constructed on Land Bank properties must meet the International Residential Codes, as required by Chapter 214, Subchapter G, of the Local Government Code and all applicable energy efficiency standards established by §2306.187 of the Texas Government Code as well as energy standards as verified by a REScheck certification.  New construction single-family homes must also be compliant with the universal design features as required by §2306.514 of the Texas Government Code. 

Prior to occupation, all rehabilitated homes (the entire unit) on Land Bank properties must be brought up to, at a minimum, Housing Quality Standards as well as local building codes and zoning ordinances.  If homes are to be rehabilitated in areas where there are no applicable local building codes, then the homes must be brought up to, at a minimum, Texas Minimum Construction Standards (TMCS). 

Prior to occupation, all reconstructed homes on Land Bank properties must meet the International Residential Codes, as required by Chapter 214, Subchapter G, of the Local Government Code and all applicable energy efficiency standards established by §2306.187 of the Texas Government Code as well as energy standards as verified by a REScheck certification.  Reconstructed single-family homes must also be compliant with the universal design features as required by §2306.514 of the Texas Government Code. 

One hundred percent (100%) of the final eligible use activities shall benefit households at or below one-hundred and twenty percent (120%) of the current AMI.  

Qualifying neighborhoods identified in the application.

TSHAC contracted to purchase 331 land bank properties through collaboration with their local partners.  During this reporting period TSHAC closed on 78 land bank properties, for a total of 147 properties in their land bank.

Contractor shall conduct the demolition of four (4) properties within the Land Bank, to result in an area-wide benefit in target area(s) that are 120% AMI or less at the time of demolition.  Properties must meet NSP and local definitions of blight, and present a danger to public health, safety and welfare, or be conducted in concert with a coordinated program of redevelopment, rehabilitation, or new construction in a target area.

Qualifying neighborhoods identified in the application.

TSHAC will commence with demolition activities in a future reporting period.

Contractor shall ensure that the amount of the Department funds expended for all eligible project-related administration activities, including the required annual program compliance and fiscal audit does not exceed the amount specified for administration in Exhibit B, Budget.

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TSHAC has continued to administer NSP within requirements.

Contractor shall acquire thirteen (13) homes and that are foreclosed or abandoned.  Contractor shall carry out all acquisition of needed real property, easements, and/or rights-of-way in compliance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Sec. 4601 et seq.) and HUD implementing regulations (24 C.F.R. Part 42), as modified by the Neighborhood Stabilization Program under the Housing and Economic Recovery Act, 2008 (FR-5255-N-01).

Thirteen (13) of the activities shall benefit households that are fifty-one percent (51%) to one hundred twenty percent (120%) of the current AMI at the time of homebuyer contract.

Eligible neighborhoods identified in the application within the City of Fort Worth.

Previously, Tarrant County Housing Partnership acquired 13 foreclosed homes to be rehabilitated and sold to LMMI households.  Properties will be refinanced into NSP interim construction financing in order to reimburse purchase and fund rehabilitation activities.  During this quarter, Tarrant County Housing Partnership was reimbursed funds expended for pre-development costs.

Contractor shall conduct thirteen (13) residential rehabilitations and/or reconstructions of housing units within the target area(s) utilizing the funds provided under the corresponding Contract Activity line item in Exhibit B, Budget, of this contract resulting in thirteen (13) owner-occupied homes.

Rehabilitated homes (the entire unit) must be brought up to, at a minimum, Housing Quality Standards as well as local building codes and zoning ordinances.  If homes are to be rehabilitated in areas where there are no applicable local building codes, then the homes must be brought up to, at a minimum, Texas Minimum Construction Standards (TMCS). 

Thirteen (13) of the activities shall benefit households that are fifty-one percent (51%) to one hundred twenty percent (120%) of the current AMI at the time of homebuyer contract.

Qualifying neighborhoods identified in the applicaiton within the City of Fort Worth.

Construction was started on 2 of 13 acquired properties.

Contractor shall ensure that the amount of the Department funds expended for all eligible project-related administration activities, including the required annual program compliance and fiscal audit does not exceed the amount specified for administration in Exhibit B, Budget.

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Tarrant County Housing Partnership has continued to administer NSP within requirements.  The obligation amount reflected above exceeds the budgeted amount due to changes in later reporting periods.  Obligation amount reflected above should be $78,570.76. Corrections to this error occur in Q3 2011.

Contractor shall conduct the demolition of a one hundred sixty-two (162) unit blighted multi-family property to result in an area-wide benefit in the identified target areas.  Properties must meet NSP and local definitions of blight, and present a danger to public health, safety and welfare. 

In order to meet CDBG requirement, contractor will secure future development as affordable housing.

These activities shall benefit three thousand one hundred twenty-two (3,122) persons of which two thousand seven hundred seventy-five (2,775) persons or eighty nine percent (89%) are at or below one-hundred twenty percent (120%) of the current AMI.

Qualifying neighborhoods identified in the application within the City of Brownsville.

In the previous quarter, Brownsville Housing Authority contracted for the demolition of one 162 unit multifamily property.  Demolition activities began during this quarter.

Contractor shall acquire thirteen (13) foreclosed properties.  Contractor shall carry out all acquisition of needed real property, easements, and/or rights-of-way in compliance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Sec. 4601 et seq.) and HUD implementing regulations (24 C.F.R. Part 42) , as modified by the Neighborhood Stabilization Program under the Housing and Economic Recovery Act, 2008 (FR-5255-N-01).

Thirteen (13) of the activities shall benefit households at or below fifty percent (50%) of the current AMI at the time of homebuyer contract. 

Qualifying properties within the Sanchez Vela Project as identified in the application.

In a previous quarter, the Brownsville Housing Authority contracted to purchase 13 foreclosed lots that will be used for construction of new affordable housing available for sale to households at or below 50% AMI.  The Budget for this activity was adjusted in a future quarter to correspond with the obligated amount.

Contractor shall conduct the construction of thirteen (13) new housing units within the target areas utilizing the funds provided under the corresponding Contract Activity line item in Exhibit B, Budget, resulting in thirteen (13) owner-occupied units.  

 All new housing units must meet the International Residential Codes, as required by Chapter 214, Subchapter G, of the Local Government Code and all applicable energy efficiency standards established by §2306.187 of the Texas Government Code as well as energy standards as verified by a REScheck certification.  New construction single-family homes must also be compliant with the universal design features as required by §2306.514 of the Texas Government Code.

Thirteen (13) of the activities shall benefit households at or below fifty percent (50%) of the current AMI at the time of homebuyer contract.

Qualifying properties within the Sanchez Vela Project as identified in the application.

In a previous quarter, the Brownsville Housing Authority contracted with a builder to construct 13 new affordable housing units related to the Sanchez Vela Project for sale to households at or below 50% AMI.  Redevelopment activities will commence in future quarters.

Contractor shall ensure that the amount of the Department funds expended for all eligible project-related administration activities, including the required annual program compliance and fiscal audit does not exceed the amount specified for administration in Exhibit B, Budget.

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Brownsville Housing Authority continued to administer NSP within program requirements.

Contractor shall acquire a total of seven (7) homes or residential properties that are foreclosed or abandoned.  Contractor shall carry out all acquisition of needed real property, easements, and/or rights-of-way in compliance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Sec. 4601 et seq.) and HUD implementing regulations (24 C.F.R. Part 42), as modified by the Neighborhood Stabilization Program under the Housing and Economic Recovery Act, 2008 (FR-5255-N-01).

Three (3) of the activities shall benefit households at or below fifty percent (50%) of the current AMI at the time of homebuyer contract. 

Four (4) of the activities shall benefit households that are fifty-one percent (51%) to one hundred twenty percent (120%) of the current AMI at the time of homebuyer contract.

Qualifying neighborhoods identified in the application within the City of Irving.

The City of Irving will close their NSP loans for acquisition in future quarters.  The deobligated amount reflected above corresponds with a redistribution of funding within the contract in conjunction with the Tudor Lane Project.

Contractor shall acquire a total of seven (7) homes or residential properties that are foreclosed or abandoned.  Contractor shall carry out all acquisition of needed real property, easements, and/or rights-of-way in compliance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Sec. 4601 et seq.) and HUD implementing regulations (24 C.F.R. Part 42), as modified by the Neighborhood Stabilization Program under the Housing and Economic Recovery Act, 2008 (FR-5255-N-01).

Three (3) of the activities shall benefit households at or below fifty percent (50%) of the current AMI at the time of homebuyer contract. 

Four (4) of the activities shall benefit households that are fifty-one percent (51%) to one hundred twenty percent (120%) of the current AMI at the time of homebuyer contract.

Qualifying neighborhoods identified in the application within the City of Irving.

The City of Irving will close their NSP loans for acquisition in future quarters.  The increase in obligation amount reflected above corresponds with a redistribution of funding within the contract in conjunction with the Tudor Lane Project.

Contractor shall conduct seven (7) residential rehabilitations and/or reconstrucitons of housing units within the target area(s) utilizing the funds provided under the corresponding Contract Activity line item in Exhibit B, Budget, of this contract resulting in seven (7) owner-occupied homes. 

Three (3) of the activities shall benefit households at or below fifty percent (50%) of the current AMI at the time of homebuyer contract.

Four (4) of the activities shall benefit households that are fifty-one percent (51%) to one hundred twenty percent (120%) of the current AMI at the time of homebuyer contract.

Qualifying neighborhoods identified in the application within the City of Irving.

The City of Irving will complete rehabilitation activities in future quarters.  The increase in obligation amount reflected above corresponds with a redistribution of funding within the contract in conjunction with the Tudor Lane Project.

Contractor shall conduct seven (7) residential rehabilitations and/or reconstrucitons of housing units within the target area(s) utilizing the funds provided under the corresponding Contract Activity line item in Exhibit B, Budget, of this contract resulting in seven (7) owner-occupied homes. 

Three (3) of the activities shall benefit households at or below fifty percent (50%) of the current AMI at the time of homebuyer contract.

Four (4) of the activities shall benefit households that are fifty-one percent (51%) to one hundred twenty percent (120%) of the current AMI at the time of homebuyer contract.

Qualifying neighborhoods identified in the application within the City of Irving.

The City of Irving will complete rehabilitation activities in future quarters.  The increase in obligation amount reflected above corresponds with a redistribution of funding within the contract in conjunction with the Tudor Lane Project.

Subrecipient will clear blighted homes on Tudor Lane in preparation for construction of new 14-unit townhome project.  Additionally, in order to meet CDBG requirement, contractor will secure future development as affordable housing.

Tudor Lane, Irving, TX

In the previous quarter, funds were transferred to Use D, Demolition in order for the City of Irving to demolish 3 existing 4-plexes in conjunction with the 14 townhome Tudor Lane Project.  The increase in obligation amount reflected above is a continuation of the redistribution of funds from the previous quarter.  Demolition activities shall commence in future quarters.

Fourteen (14) new townhome units will be constructed as part of the Tudor Lane Project.  Four (4) of the units will be sold to households at or below fifty percent (50%) AMI.  Ten (10) of the units will be sold to households at fifty one percent (51%) to one hundred twenty (120%) AMI.  NSP funds provided for demolition and redevelopment.

Tudor Lane, Irving, TX

In the previous quarter, funds were transferred to Use E, Redevelopment in order for the City of Irving to construct 14 townhomes in conjunction with the Tudor Lane Project.  10 of these will benefit households between 51% and 120% AMI.  The increase in obligation amount reflected above is a continuation of the redistribution of funds from the previous quarter.  Redevelopment activities shall commence in future quarters.

Fourteen (14) new townhome units will be constructed as part of the Tudor Lane Project.  Four (4) of the units will be sold to households at or below fifty percent (50%) AMI.  Ten (10) of the units will be sold to households at fifty one percent (51%) to one hundred twenty (120%) AMI.  NSP funds provided for demolition and redevelopment.

Eligible census tract in Irving, Texas

In the previous quarter, funds were transferred to Use E, Redevelopment in order for the City of Irving to construct 14 townhomes in conjunction with the Tudor Lane Project.  4 of these will benefit households at or below 50% AMI.  The deobligation reflected above is a continuation of the redistribution of funds from the previous quarter.  Redevelopment activities shall commence in future quarters. 

Contractor shall ensure that the amount of the Department funds expended for all eligible project-related administration activities, including the required annual program compliance and fiscal audit does not exceed the amount specified for administration in Exhibit B, Budget.

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The City of Irving has continued to administer NSP within requirements.  The deobligated amount reflected above corresponds with a redistribution of funding within the contract in conjunction with the Tudor Lane Project.

Contractor shall acquire ten (10) homes or residential properties that are foreclosed or abandoned.  Contractor shall carry out all acquisition of needed real property, easements, and/or rights-of-way in compliance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Sec. 4601 et seq.) and HUD implementing regulations (24 C.F.R. Part 42), as modified by the Neighborhood Stabilization Program under the Housing and Economic Recovery Act, 2008 (FR-5255-N-01). 

Ten (10) of the units shall benefit households at or below fifty percent (50%) of current AMI at the time of homebuyer contract.

Eligible neighborhoods identified in the application within the City of Laredo

City of Laredo acquired 9 out of 10 foreclosed homes or residential properties during this quarter to benefit households at or below 50% AMI.  Obligation amount reflected above should be $1,650,184.00. Corrections to this error occur in Q1 2011.

Contractor shall conduct ten (10) residential rehabilitations and/or reconstructions of housing units within the target areas utilizing the funds provided under the corresponding activity line item in Exhibit B, Budget, resulting in ten (10) owner occupied homes. 

Rehabliitated homes (the entire unit) must be brought up to, at a minimum, Housing Quality Standards as well as local building codes and zoning ordinances.  If homes are to be rehabilitated in areas where there are no applicable local building codes, then the homes must be brought up to, at a minimum, Texas Minimum Construction Standards (TMCS).

Ten (10) of the units shall benefit households at or below fifty percent (50%) of current AMI at the time of homebuyer contract.

Eligible neighborhoods identified in the application within the City of Laredo

The City of Laredo acquired 9 out of 10 units to benefit households at or below 50% AMI.  Rehabilitation activities will commence in future quarters.

Contractor shall conduct the demolition of twenty-one (21) blighted properties to result in an area-wide benefit in the identified target areas.  Properties must meet NSP and local definitions of blight, and present a danger to public health, safety and welfare. 

These activities shall benefit forty-six thousand three hundred seventy-four (46,374) persons of which thirty-nine thousand one hundred seventy-two (39,172) persons or eighty-four percent (84%) are at or below one-hundred twenty percent (120%) of the current AMI.  

Eligible neighborhoods identified in the application within the City of Laredo

The City of Laredo completed demolition of 13 blighted properties in this quarter.  Obligation amount reflected above should be $76,400.00. Corrections to this error occur in this quarter and in Q1 2011.

Contractor shall ensure that the amount of the Department funds expended for all eligible project-related administration activities, including the required annual program compliance and fiscal audit does not exceed the amount specified for administration in Exhibit B, Budget.

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City of Laredo continued to administer NSP within progarm requirements.