Wellington AHAC reviews SHIP audit and raises owner-occupied rehab cap to $65,000

Gloria Kelly, grants department staff for the Village of Wellington, told the Advisory Housing Assistance Committee that the village updated its Local Housing Assistance Plan (LHAP) after a Florida Housing monitoring visit and to accommodate a project that exceeded the prior $50,000 threshold.

"We updated the LHAP so an owner-occupied rehab can go up to $65,000," Kelly said, describing the change that allows projects exceeding $50,000 to be presented to the village council for approval.

The change follows an audit that reviewed many files from program year 20222023, which staff said predated current personnel. Andrew, grants staff, said many monitoring observations were routine and income-verification related and that staff have since received training on income calculations. "A lot of these findings were income related," he said, adding the monitoring process was lengthy and a learning experience for newer staff.

Why it matters: the SHIP-funded LHAP governs who may receive grants or loans for owner-occupied rehabilitation, emergency repairs and disaster repairs. Under the revised LHAP, owner-occupied rehabilitation awards now include project delivery costs and may be presented to council when bids exceed program thresholds; staff said the $65,000 cap covers construction, title/search costs, recording and change orders.

Program details and access Staff outlined how the program will operate under the revised plan. Applications will open May 1 through the Neighborly online portal. Outreach will include notices in the Palm Beach Post, the Town Crier and the village website; staff said the application is available in Spanish through the platform.

Typical projects, staff said, often cost between about $35,000 and $40,000; the $55,000 project staff described as the audit example included a tile roof, rat abatement, impact windows and a new HVAC system. Contractors bid on a project's line items after attending a mandatory pre-bid meeting, and awards go to the lowest responsive bidder who meets purchasing requirements.

Loan, grant and eligibility rules Andrew summarized program terms: the owner-occupied rehab award is issued as a five-year loan at 0% interest with forgiveness of 20% of the balance each year; in one prior foreclosure staff recouped program funds when a property was sold. Emergency repairs are grants of up to $15,000 for life-safety issues as determined by building inspectors. Staff also said the program must meet a 20% set-aside for special-needs households, a requirement the village has met to date.

Eligibility targets households at or below 80% of area median income; staff stated income and rent limits are updated annually using HUD data and that the village uses the county property appraiser's values where needed. Staff said applicants with more than one property (including rental properties) are disqualified because the program targets primary homesteaded residences.

Outreach, referrals and customer service Committee members urged closer coordination with code enforcement to identify and refer homeowners who may qualify. "Code enforcement would be a great partnership," a committee member said, noting referrals build trust and direct homeowners to assistance rather than enforcement alone. Staff said code officers already carry flyers and that recent referral activity has increased applications.

Staff also described a new three-part client survey and step-by-step timeline materials that will be sent to approved applicants so homeowners know where they are in the process and what documents are required.

Committee role and next steps Committee members asked for more substantive materials and examples ahead of future meetings so the group can provide meaningful feedback rather than only meeting statutory requirements. Andrew said AHAC's role includes reviewing incentive strategies and that planning staff and a presenter previously identified as Tim Stillings can brief the committee on incentive options at a future meeting.

One committee member expressed frustration with perfunctory meetings: "That's not okay with me. I don't wanna come here to check a box," the member said, urging clearer expectations and deliverables for future sessions.

The committee did not take a formal vote on the LHAP update during the meeting. Staff announced a grants application seminar at the end of the month to help residents with the online application. The committee moved to adjourn after confirming public-comment items had been addressed.