Janesville CDA approves 2024 CAPER, details CDBG/HOME projects and housing constraints

The Janesville Community Development Authority approved the 2024 Consolidated Annual Performance and Evaluation Report (CAPER) Feb. 19 following a public hearing with no comments submitted.

The CAPER summarizes how the city used Community Development Block Grant (CDBG) and HOME program funds during 2024 and outlines projects now carrying into 2025. Anna, a CDA staff member, told the authority that “CDBG funds... 100% serves low and moderate income level, families,” and that the report is posted on the City of Janesville website.

The report documents a mix of housing rehabilitation and homeowner assistance programs. Staff said two rehabilitation projects began in 2024. The Revive and Thrive program, approved by the CDA in August 2024, had four projects approved since launch; one was completed in 2024 and three finished in early 2025. At the meeting staff said five additional Revive and Thrive projects were awaiting bids and that the program received 16 applications in total. Staff noted many projects serve seniors and people on fixed incomes.

CDBG-funded public services listed in the CAPER include educational programming at the Boys & Girls Club, job programs provided by Project for Community Action, and medical and dental services through ECHO. Staff reported that ECHO completed rehabilitating a house that is now used as transitional housing. The CAPER also reflects CDBG support for proactive housing code enforcement.

Under the HOME consortium with Beloit and Rock County, Beloit completed construction and sale of three new single-family houses in 2024 and provided down-payment assistance for those units; Beloit also completed one rehabilitation. Janesville provided seven down-payment assistance awards for first-time homebuyers and completed one new construction. Rock County completed rehabilitation on four houses. Staff cautioned these HOME-funded projects are large in scope because “the whole house has to get up to housing quality standards.”

Staff described development headwinds that are delaying or lengthening projects: “high material cost, standard lead times, lack of available qualified contractors, and low ratio of developer capacity to take on new projects are handicaps when rehabbing or building single family homes or larger scale rental development,” Anna said. As an example, staff cited an 11-unit senior rental rehabilitation expected to be completed in 2025.

The CAPER and staff remarks also included local housing-market figures. Staff said the countywide median home price was $250,000 in 2024 and reported that, as of that morning, there were 36 single-family homes listed at $219,000 or less in Rock County: 11 in Janesville, 18 in Beloit and seven elsewhere in the county.

During a brief public hearing on the CAPER, the authority heard no public testimony; the hearing was opened and closed with no comments submitted. The chair (name not specified) moved to approve the CAPER; the motion was seconded by Heather Miller, a CDA member, and approved by voice vote with no opposition noted.

Kelly, the CDA director, presented the director’s report and brief budget context. She said a recently passed federal continuing resolution would fund programs through September and that the authority is currently assuming level funding for CDBG and HOME activities. On federal rental assistance, Kelly said the Housing Choice Voucher (Section 8) program is expected to see an increase nationwide but that how that will be allocated locally is still uncertain. She also reported the authority received its March payment and its allocation for April, and that, if additional Section 8 funds arrive, the CDA would draw from its wait list to replace households that leave the program.

The authority also received the 2024 annual fair housing accomplishments document; staff said it reflects goals set through a 2020 public process and that complaints received during the year are typically forwarded to state or HUD channels for resolution. No motion was required for that report.

The CDA adjourned after confirming its next meeting is scheduled for April 16, 2025.